DEVELOPMENT COMMITTEE MEETING

TUESDAY 16 OCTOBER 2018

ATTACHMENT TO ITEM DV18.151

LOT 993 (No.43) KENMORE CRESCENT, FLOREAT

DEVELOPMENT COMMITTEE ATTACHMENT 1 - DV18.151 - LOT 993 (NO. 43) KENMORE CRESCENT, FLOREAT

The Town of Cambridge does not warrant the accuracy of information in this publication and any person using or relying upon such information does so on the basis that the Town of Cambridge shall bear no responsibility or liability whatsoever for any errors, faults, defects or omissions in the information.

Monday, 8 October 2018

1:1856

DEVELOPMENT COMMITTEE ATTACHMENT 1 - DV18.151 - LOT 993 (NO. 43) KENMORE CRESCENT, FLOREAT

The Town of Cambridge does not warrant the accuracy of information in this publication and any person using or relying upon such information does so on the basis that the Town of Cambridge shall bear no responsibility or liability whatsoever for any errors, faults, defects or omissions in the information.

Monday, 8 October 2018

1:1856

Development application site photographs Property Lot 993 (No. 43) Kenmore Crescent, Floreat Proposal Carport DA reference 0160DA-2018 Date of photographs

4 October 2018

Photograph 1: Subject site

Photograph 2: 41 Kemore Crescent, Floreat - Showing carport in front setback

Photograph 2: 45 Kemore Crescent, Floreat - Showing carport in front setback

I~ z

~I::::>

-----------------~------------- -+4 7000 VARIES CLAY TILED ROOF AT

PITCH TO MATCH EXISTING

HOUSE ROOF

RIDGE 20.04

EXISTING RESIDENCE

~-------------------------

------------------------_~

-------------------------

------------------------ -

----------------------- --

===================== -=== --------------------------

--------------------------

--------------------------

--------------------------

--------------------------

KENMORE

CRESCENT

f-

::c (!)

W ::c

f- a::

.,.., 0

.,.., a...

0Cl a::

I"’) 4: U

:::l 4: a::

DP

I

350S0 I BRICK

I

-=:~

IVERGE

8S o o

I 0::’:: N U

---~ CD

SOUTH EAST ELEVATION

1:100 @ A3

f-

::c (!)

W ::c

f-

a::

.,.., 0

.,.., a...

0Cl a::

I"’) 4: U

i I

I I

I:::l 4: a::

VERGE

I

NORTH WEST ELEVATION

1:100 @ A3

43 KEN MORE CRESCENT FloreatWA SEPTEMBER 2018

FFL 16.76 ----_~-

350S0

BRICK

PIERS

PORCH

OPEN TO ALL SIDES

o

--+ +-6400

I~

~I~ _0 (f) CD

CLAY TILED ROOF AT

PITCH TO MATCH EXISTING

HOUSE ROOF

VARIES +7000

RIDGE 20.04

350S0

BRICK

PIERS

----------------------

---------------------

--------------------

-------------------

------------------ ------

------------------ -------

========================== 1000 -------------------------

--------------------------

--------------------------

--------------------------

EXISTING RESIDENCE350S0

BRICK

PIERS

PQBCHFFL 16.76 _"V’_

_ _ _ _ _ _ _ __

OPEN TO ALL SIDES

--+ +- TOWi’-".’, Dt-(,DGE

RECE~VED

6400

, 0 SEP 2018

TIME:

PROPOSED NEW CARPORT A.03A

Andrew Fox

PO Box 2055

Churchlands WA 6018

10 September 2018

’rOWNor I’ R. iE.~’C’’’’’ C..,rIl1BbIOGE:--7 - ff.:- r.." ’" ~ d

rt, .

IC:~V;?’ED

0IME’ 1 0 SEP 2018

-===-1 .....,

Chris Della Bona

Planning Officer

Town of Cambridge

PO Box 15

Floreat WA 6014

Dear Chris

LOT 993 (NO 43) KEN MORE CRESCENT, FLOREAT - ADDITIONS AND ALTERATIONS- CARPORT

0160DA-2018

Thank you for your letter of 29 August 2018 regarding further information to complete the

assessment of the above development application.

The required side elevation drawings to the north and south are attached.

I note that that the following parts have been assessed by Town of Cambridge to not meet deemed-

to-comply provisions:

1. Front Setback: the minimum required setback for the proposed Carport from the front

(Kenmore Crescent) boundary is 9 metres, the plans submitted show a setback of 1.4

metres.

2. Side Setback (left/south): the minimum required setback for the proposed carport wall from

the left/southern side boundary is 1.0 metres, the plans submitted show a setback of 0.7

metres.

3. Sight Lines: walls, fences and other structures are to be reduced to 0.75 metres within 1.5

metres of a vehicle access point, the plans show that these sight lines are not

accommodated on site.

The above points are addressed below in written justifications in two ways as required:

1. How the proposal meets the relevant design principles and objectives of the R-Codes; and

2. How the proposal meets the criteria of clause 39 of the Town planning scheme.

Page 1 of 6

1. Written justification as to how the proposal meets the relevant design principles and

objectives of the R-Codes

The R-Codes have stated objectives which include encouraging design which considers and

respects the local heritage and local culture; and to allow variety and diversity as appropriate

where it can be demonstrated this better reflects context or scheme objectives. The following

aspects highlight how the development application meets these broader objectives:

The residence at 43 Kenmore Crescent is an example of the single story 1950’s houses

constructed throughout the locality. It also maintains the original garden suburb concept by

continuing to not have a front fence (as do the adjacent properties), unfortunately Floreat is

undergoing a transition where many of the original houses are being demolished and

replaced by double story houses

The proposed carport in this development application furthers the R-Code objectives of

encouraging design that considers /respects heritage and supports diversity that better

reflects context objectives, by supporting retention of 1950’s era houses in a style

sympathetic to their original form.

Contemporary expectations are that 4- 5 bedroom houses have undercover parking for two

cars, where they are not near high frequency transport routes. The existing garage is

undersized for contemporary vehicles and as such is no longer used for parking cars.

The only options at 43 Kenmore Crescent for providing undercover parking for two cars are

to either build within the 9 m setback a low impact carport sympathetic to the surrounding

streetscape (this application); or to demolish the house and lose more of the 1950’s

character.

1.1. Assessed non-compliance - Front Setback: the minimum required setback for the

proposed carport from the front (Kenmore Crescent) boundary is 9 metres, the plans

submitted show a setback of 1.4 metres.

Clause 5.2 of the R-Codes states as a design principle that carports be setback to maintain

clear sight lines along the street and not to detract from the streetscape or appearance of

dwellings. The following aspects highlight how the development application meets these

design principles:

43 Kenmore Crescent has a street verge/crossover that is significantly wider than is

usual in Floreat, it ranges from a minimum of 11.5 m to over 16 m. This means that

the proposed carport has a significantly lower impact on the sight lines along the

street than would a similar construction on a block with a narrower crossover.

The proposed carport has been designed to minimise its impact on the streetscape and appearance of the dwelling. It is smaller than the adjacent carport at 41

Kenmore Crescent (approximately 1 m smaller in both length and width) and

designed to complement it without increasing the overall bulk and height of

buildings in the area.

The proposed carport minimises the impact on the appearance of the dwelling with

a single hip roof with a mostly open front to maximise the view through to the

dwelling.

Page 2 of 6

. The proposed carport has been designed on the southern side of the block and

occupies around 1/3 of the street frontage. This in combination with 43 Kenmore

Crescent not having a front fence protects the garden suburb streetscape and

character of the locality.

. The proposed carport has been sized and set back so its impact on building bulk will

be minimised when approaching along the street (from the south along Kenmore

Crescent and from the north along Moray Ave) by appearing to be "behind" the

adjacent property carport (41 Kenmore Crescent - 1.0 m setback) and garage (61

Moray Avenue -4.8 m setback).

1.2. Assessed non-compliance - Side Setback (left/south): the minimum required setback for

the proposed Carport wall from the left/southern side boundary is 1.0 metres, the plans

submitted show a setback of 0.7 metres.

Clause 5.1.3. states as a design principle that buildings be set back from lot boundaries to

reduce impacts of building bulk on adjoining properties; provide adequate direct sun and

ventilation to the building and open spaces on the site and adjoining properties; and

mini mise the extent of overlooking and resultant loss of privacy on adjoining properties.

However buildings may be built up to boundaries where this does not compromise the

design principle contained in clause 5.1.3 P3.1; does not have any adverse impact on the

amenity of the adjoining property, ensures direct sun to major openings to habitable rooms

and outdoor living areas for adjoining properties is not restricted; and positively contributes

to the prevailing or future development context and streetscape as outlined in the local

planning framework. The following aspects highlight how the proposal meets this design

principle:

. The proposed carport has a setback from the side boundary of 0.7 m on the rear

corner of the carport. The carport has been located to ensure there is no impact on

direct sun and ventilation for both the basement room and veranda at 41 Kenmore

Crescent; and the main bedroom at 43 Kenmore Crescent.

The front of the proposed carport has a setback from the side boundary of 1.4 m,

this creates the appearance from the street of a wider setback and less bulk; and

minimises any impacts on the owners and occupiers of the adjacent property. The

design was developed in consultation with the owners and occupiers of the adjacent

property and they have stated they have no objection to the proposal (signed plans

were submitted with the planning application).

The proposed carport has been located as far to the southern side of the property

(consistent with design principle clause 5.1.3) to positively contribute to the

prevailing garden suburb streetscape by maximising the width of open street

frontage. This is enhanced by the property not having a front fence.

Page 3 of 6

1.3. Assessed non-compliance - Sight Lines: walls, fences and other structures are to be

reduced to 0.75 metres within 1.5 metres of a vehicle access point, the plans show that

these sight lines are not accommodated on site.

Clause 5.2.5 states as a design principle that developments provide unobstructed sight lines

provided at vehicle access points to ensure safety and visibility along vehicle access ways,

streets, rights-of-way, communal streets, crossovers, and footpaths.

One of the carport piers may encroach 0.1 m into deemed-to-comply zone of where fences

and other structures are to be reduced to 0.75 m.

The proposal meets the design principle as the design ensures safety and visibility along

vehicle access ways in the following ways:

. The proposed carport is of an open sided open design with visibility around the piers

as such the impact on the sightlines is minimal.

In-front of 43 Kenmore Crescent the street verge is significantly wider than is usual

in Floreat. The verge is 12 m wide at this point. There is no footpath on this side of

Kenmore crescent and it is common for people to walk close to the road. The

landscaping of the verge area adjacent to the boundary of 43 and 41 Kenmore

Crescent with low shrubs further discourages people from walking close to the

boundary near the vehicle access point. As such if the carport pier is considered to

encroach 0.1 m within the deemed to comply 1.5 m line of sight "triangle" there is

no significant difference in safety and visibility.

Page4of6

2. Written justification as to how the proposal meets the criteria of clause 39 of the

Town planning scheme.

Clause 39 of the Town Planning scheme states that development would be consistent with:

(i) the orderly and proper planning of the locality;

(ii) the conservation of the amenities of the locality; and

iii) the statement of intent set out in the relevant Precinct Planning Policy; and

the non-compliance would not have any undue adverse effect on:

(i) the occupiers or users of the development;

(ii) the property in, or the inhabitants of, the locality; or

(iii) the likely future development of the locality.

The Floreat precinct policy states that Floreat is a residential suburb with high quality

housing in a parkland setting and the intent is to be maintain low density residential with the

bulk of land being single houses.

The proposed carport meets the criteria for orderly and proper planning of the locality;

conservation of amenities of the locality and the intent set out in the Floreat precinct policy in the following ways:

The proposal supports Floreat’s precinct policy’s characterisation of Floreat as

having high quality housing in a parkland setting.

Minimises the impact on the sight lines along the road and maintains the garden

suburb streetscape due to the wide verge (ranging from 11.5 m to over 16 m); and

the residence not having a front fence (as do the adjacent properties).

The proposed carport minimises the impact on the appearance of the dwelling with

a single hip roof with a mostly open front to maxi mise the view through to the

dwelling.

Enables the house to be of high quality by meeting contemporary expectation that

4-5-bedroom houses should have two covered parking spaces.

Supports retention of 1950’s era houses in a style sympathetic to their original form.

The proposal meets criteria of no undue adverse effect on the occupiers, the property in the

locality, the inhabitants of the locality; and the likely future development of the locality in

the following ways:

The proposal does not impact on direct sun and ventilation for both the basement

room and veranda at 41 Kenmore Crescent; and the main bedroom at 43 Kenmore

Crescent.

The proposal allows two cars to be parked on the property, enhancing the

streetscape. Currently cars are commonly parked end to end on driveway and verge crossover.

The proposed carport is sympathetic in design to the adjacent carport at 41

Kenmore crescent, but has height and bulk less than the adjacent property carport

(41 Kenmore Crescent ~ 1.0 m setback) and garage (61 Moray Avenue ~4.8 m

setback).

Page 5 of 6

The proposed carport has a significantly lower impact on the sight lines along the

street than would a similar construction on a block with a narrower crossover. 43

Kenmore Crescent has a street verge / crossover that is significantly wider street

crossover than is usual in Floreat, ranges from a minimum of 11.5 m to over 16 m.

The design of the proposed carport has been developed in consultation with

neighbours in both adjacent properties, they have reviewed the plans and stated

they have no objections to the design.

I hope that the supplied drawings and written justification is sufficient for consideration of the

planning approval. Should there be any further enquiries please contact myself on 0438 802 818.

Yours Sincerely

~-Andrew Fox

Page 6 of 6