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Attachments: 1. Supporting Attachment 2. Locality Plan 3. Selected plans 4. Delegate Report

Report to the Future Melbourne (Planning) Committee Agenda item 6.2 Planning Permit Application: TP-2015-133 99 Hotham Street East Melbourne

4 August 2015

Presenter: Karen Snyders, Planning Coordinator

Purpose and background

1. The purpose of this report is to advise the Future Melbourne Committee of a planning permit application at 99 Hotham Street, East Melbourne (refer Attachment 2 – Locality Plan). The application seeks approval for partial demolition and alterations and additions to the existing ‘D’ graded dwelling. The development will involve the construction of a two storey rear extension and two basement levels, deconstruction and reconstruction of the rear service wing and restoration works to the existing façade of the dwelling.

2. The applicant is KPDO, the owner is Mr Tim Storey and the architect is KPDO.

3. The application was received on 23 February 2015. A response to a request for further information and amended plans in response to issues raised by Council’s Heritage Advisor were submitted on 26 May 2015. The application was advertised and 23 objections were received. Two additional objections have been received since the drafting of the delegate report (Refer Attachment 4).

4. The site has a valid planning permit (TP-2011-845) which allows for the construction of a two storey rear extension including a basement and partial demolition. The development approved under this permit is similar to the current proposal, particularly in the aspects of building bulk, height and general architectural character. The permit required retention of the northern, southern, and western walls of the service wing via condition of permit. The permit has not yet been acted upon and no plans have been submitted for endorsement.

Key issues

5. The key issues to consider are the heritage impacts of the proposed demolition and dwelling additions. The application has been assessed against the performance standards and decision guidelines contained in the local policy for Heritage Places Outside the Capital City Zone and the objectives of the Heritage Overlay and having regard to the concerns raised by objectors.

6. The proposed rear extension is of a modern contemporary design and will not generally be seen from Hotham Street. The bulk and scale of development is appropriate having regard to the size of the site, the appearance of the existing heritage place and the character of the streetscape.

7. Subject to conditions, the proposed demolition, reconstruction and restoration works will not adversely affect the significance, character or appearance of the heritage place. Relevant measures and conditions will further ensure that the restoration, deconstruction and reconstruction works are undertaken to a detailed methodology prepared by an independent recognised heritage consultant to be supervised and formally approved by the same.

8. Objector concerns relating to construction impacts and structural issues relating to the construction of the basement levels are outside the scope of the planning controls and are managed by the relevant building controls. A construction management plan condition is recommended to help mitigate construction impacts to the area.

Recommendation from management

9. That the Future Melbourne Committee resolves to issue a Notice of Decision to Grant a Permit to planning application TP-2015-133, subject to conditions included in the delegate’s report (refer Attachment 4 – Delegate’s Report).

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Supporting Attachment

Legal

1. No direct legal issues arise from the recommendation from management.

Finance

2. There are direct financial issues arising from the recommendations contained in this report.

Conflict of interest

3. No member of Council staff, or other person engaged under a contract, involved in advising on or preparing this report has declared a direct or indirect interest in relation to the matter of the report.

Stakeholder consultation

4. Formal notification of the application was carried out in June 2015 by notices to the owners and occupiers of adjoining land.

Relation to Council policy

5. Relevant Council policies are discussed in the attached delegate report (refer Attachment 4).

Environmental sustainability

6. To ensure compliance with local policy Clause 22.19 Energy Water and Waste Efficiency, a condition of permit requires an ESD report to be submitted.

Attachment 1 Agenda item 6.2

Future Melbourne Committee 4 August 2015

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Locality Plan

99 Hotham Street East Melbourne

Attachment 2 Agenda item 6.2

Future Melbourne Committee 4 August 2015

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DEMOLITION SITE PLAN

CcpyngN of the (fcsign is owned by K*ry Phoan P/L ReaodJCfcn ce use c* ayvgn by any pony 1a any purpose b cxfcssry Icr&fflcr. wflfxx* the written permission of Kerry Photon P/L These dawrngs are to bo certifiedby the ncromaed kad comrade* Kerry Phdai Design Office are rcsponot*? tor tho interior dos»gr\ and ntftoctua! ctosign property onty Korry Pntfan Design Office are not responspie tor the certification o! these dawtngs Ttvs (Jawing s to be rcod in co^inciion with the mandatory Bu;tdng Surveyors report and any ahe< Consultants' repots as ccmmissicood by the Chen! eg Disability Report

Check all drrensons and a'l sue cavil cm prior to the ccrrrnenctmor* of any wcrt tho purchase or ordering of any materials filings services and cxjrpnen and the prcparaon of shop dawmgs and'er the tabncalcn of any ccmpononts Do not scale dOAings refer to noted dmcnsicm onty Any dscrepanocs shall irrroooatcly be referred to Kerry Phsfan Design Office for clarification Drawings shall not be used for ccmtruction purposes until issued by Kerry Phelan Design Office for consirwciicn

REV DESCRIPTION DATE REV A Coordination 21.01.2015 A A For Information 02.02.2015 B A Basement Review 03.02.2015 C A Client Meeting 03.02.2015 A Pricing 05.02.2015

For Comment Planning Application

DATE 13.022015 18.022015

Planning Ammendment 25.05.2015

Client

Tim & Wende Storey Project

Hotham Street 99 Hotham Street, East Melbourne

Project No.

1415

Project Start Date September 2014

Rot Date 25/05/2015

Drawing

Demolition Site Plan 010 Site Plans

Drawing No,

Drawn by TC

Checked by JC

1415 011 C

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Text Box

Attachment 3 Agenda item 6.2 Future Melbourne Committee 4 August 2015

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PROPOSED SITE PLAN

planning

2 6 MAY 2015

EORGE

EET

N

Ccpyrtghi of I ho <fcs«gn is o-roO Dy Kcry Phc/an P/l RcpaAKlKXi or uso of Oosign by any paty for any purpose is expressly forbcttcn wiitoui I ho wrtten permission of Kerry Pheicn P/L Those (Sowings are lo Do certified by ihe ncmirwted lead cortracla Kerry Phdon Design Offlc© are resporrayo fcr the rfenor axon and mfeiioctuaf dodgn coxrty onfy Kerry Pheian Design Office are nor fcspcotto kv me cenificafcn of these <*a*mgs Ths aawng s lo be read m cortmcton with ihe mandatory BoJdng Surveyors report ana any arxt Ccnstftarts1 repots as carmr&ct*a by reCwnog Osapciy Rtpcn

Check all dmcnsions and ail site condtions prior to Ihe commcoccmcra of any work Ihe purchase or ordering of any maicnals fittings services and egjpmert and Ihe preparafon of shep dawings anchor ihe fabrication of any conpcnenis Do ncf scat© aaamgs - refer to ncfod dmensons enfy Any dsrrparoes shall frmedatety Co referred lo Kerry Phcran Design Office fcr darAcaon Drawings shall rxf be used lor consirucion purposes irtJ issued 0/ Key PnSan Design Office lor constrict**

REV DESCRIPTION DATE REV DESCRIPTION DATE A For Information 02.02.2015 C For Comment 13.02.2015 A Basement Review 03.02.2015 D Planning Application 18.02.2015 A aent Meeting 03.022015 E Planning Ammendmenl 25.05.2015 B Pricing 05.02.2015 C BuSdlng Surveyor 11.02.2015

Oient


Hotham Street 99 Hotham Street. East Melbourne

Project No.

1415


Plot Date 25/05/2015

Drawing

Proposed Site Plan 010 Site Plans

Scale 1:100@A1

Drawing No.

Drawn by TC

1415 012 E

Checked by JC

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existato IIUBER BOUNDARY FENCE• & 01OATE

EXISTING 1700mm P AILING FENCE BOUNDARY

COURTYARD

FENCE

SCULLERY

STUDY- PIANO ROOM

KITCHEN

VERANDAH FOYER LIVING

LOW* OL PANliS

POWDER ROOM

GUEST BEDROOM

ENSUITE

BOUNDARY

ARCHITRAVE RECONSTRUCTED I NEW BLACK. STONE Pl»m •DECORATIVE' RCORADE RAMP ON

• LANEWAY BOUNDARY TO SUIT NEW LEVELS

i LOW'E OLA2INO IS TO if FITTCO

i LANEWAV COBBLE'

SCMCOUll

GROUND FLOOR PLAN

Ccpyrgrt of Ihe t*-sgn is c* nod by Kerry Phefan P/l Rcpodxtcr a use d d»gn by any party fey at/ purpose «s expressly fextxttn wiroi the •men permission of Kerry Pheton P/L Thoso ®a*rngs a'010 be certted by the ncnuraed Cad cenfaacr Kerry PWarr Dcsgn Offce a'0 rosponsbte tor ihe rtaoe design and rtettta oosgn pcoerty ony Kerry Pheton Desgn Offce are no! response* kx ino ceflifcaioo of ihese <Ja«mgs Ths ttawng is 10 be read f\ co^melon with ir© mandatory Baking Surveyor report and any ahc Ccnsulatfs repens as ccmmssicned ty thoChon eg Disability Report

Check ai dmensens and al Me ccrxitcns p»c to the c any *c*k tho pwcfovi or ordering of any materials. fn«rgs. services and wmit and tr© prcparaon of stop <33*ngs arxitx the trbncaion c* any canpcrents Do na scato OjAngs • re4er to noteo dmcnsiDns ony Any oscKpancxc srol rrme«»3fey be referred » Keny Photon Desgn Offco fc* ctor A-aon Drawings snafi ret tx used for constncion purposes i/l •' issued by Kerry Photon Design Offce lor c

REV DESCRIPTION H Planning Application

DATE 18.022015

REV DESCRIPTION

Panning Ammendment 25.05.2015

Client



Project No.

1415

Project Start Dale September 2014


Drawing

Ground Floor Plan 030 GA Plans

Scale

1:50@A1

Drawing No.

Drawn by TC

Checked by JC

1415 030

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PLANNING 2 6 MAY 2015

PAVILION FLOOR PLAN

N

Ccpyr»ght of Ihe cfeSKjn is ownod by Korry Phoian P/l Rcfcoriicn ex use of tfesign by any party foe any purposo is expressly for&oden wittoii ihe written pcrmtsson of Kerry Phcton PA. Those crawings a'o lo Do ccdiPod by I ho nam rood toad coa'racta Kerry Pnctan Design Office aro rosponstoto tor I ho irvicror design and irteliedual design prcpefly only Kerry Phcfan Dosign Office are noi responstfe tome codification of thooo drawings Ths drawing is lo bo rood in co^unciion with Iho mandalay Buildng Surveyors rcpal and any dh« Consultants' icpais as commissicned by Ihe Client eg DisaxMy Report

Check ail dmensxxis and all Me ccndlcns prior lo I ho ccmmoctmera of any work. Ihe purchase or adding of any materials, fillings, services and ttjjpmern and Ihe p««acn of shop Oawings andta Iho tab-colon of arry conconcnis Do no scato dawings - rotor lo noiod dmcnsions only Any discrepancies sha'i rrynatnoly bo referred lo Kerry Phoian Design Office lor clarification Drawings shall rot bo used for construction purposes urtil issued b/ Kerry Photon Design Offico for consiruciicn

REV DESCRIPTION DATE REV DESCRIPTION DATE Client Project No. Plot Date Scale A A

Coord ha fon Coordination

21.01.2015 21.01.2015

D E

Pricing FOr Comment

05.02.2015 13.02.2015 Tim & Wende Storey 1415 25/0512015 1:50 @A1

B Coordination 28.01.2015 F Planning Application 18.02.2015 Project Drawing Drawing No. B C

For Information Basement Review

02.02.2015 03.02.2015

G Planning Ammendmen! 25.05.2015 Hotham Street Project Slart Dale Pavilion Floor Plan 1415 C Client Meeting 03.02.2015 99 Hotham Street, Easl Melbourne September 2014 030 GA Plans 1415

Drawn by Checked by TC JC

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N Ccpyrighi of I he cfeogn is owned by Key Phdan P/L Ref cOuchcn o1 use of (fcsign &/ any party tor any purpose is expressly fatudfcn wiihoa the wtfien pemusswn of Kony Photon P/L Those oawings aio to be certified by the nominated lead ccrtraclcr Kerry Phdan Design Otoco are response far the mtonor des-gn and irte*ectu3? <Kstgn pcocrty only Kony Photon Design Office are rot responsive fty the codifcasicn of thoso drawings Ths drawing is to bo read in cc^incton with tre mandatory Bu&ing Surveyors repot and any a her Consultants repots as canmis&oned Dy the C lien eg Ds<btiiy Report

Check ail dmensions and all ste corxHicns prior to the commencement of any wok. the purchase or orderog & any rrotoials. fttings. services and ttjjprenl and the preparation of shep Oawings anOcr the fabrication of any components Oo no scata Oa*mgs • refer to rxxod dmensions only Any discrepancies sh3!i mmeOatofy be referred to Kerry Phetan Desgn Offce fo cto'if-cOion Drawings shai not be used for ccnsiru^ion pu-poses utii issued ty Kerry Photon Design Office for construction

REV DESCRIPTION DATE REV DESCRIPTION DATE A Cienl Meeting 17.12.2014 D Basement Review 03.02.2015 A Preliminary Cost Plan 05.01.2015 D Client Meeting 0302.2015 B Client Meeting 21.01.2015 E Pricing 05.02.2015 B Coordination 21.01.2015 F For Comment 13.02.2015 C Coord nation 28.012015 G Planning Application 18.02.2015 C For Information 02.022015 H Planning Ammendmsnl 25.05.2015

Client



Project No.

1415

Projecl Start Dale September 2014

Plot Dale 25/05/2015

Drawing

First Floor Plan 030 GA Plans

Scale 1:50 @A1

Drawing No.

Drawn by TC

Checked by X

1415 032 H

SPECIFICATION

ROOF

MASTER BATHROOM LAUNDRY 5EDROOM 02 BATHROOM

BEDROOM 03

CORRIDOR VERANDAH CORRIDOR

FINISHES ! VOID VOID STUDY

MASTER BEDROOM MASTER ROBE GROUND

•E GLAZINO

BEDROOM 01

PLANNING FIRST FLOOR PLAN

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N

Copyright ol (he cfcsign is owned by Kerry Pwai PA. Reproduction v use c* ofcsign by any paly for any purpose is expressly fcrtxdJen wilted I ho *r1lon permission of Kerry Pholan P/L Those drawings are to bo certified by iho ncminaed lead conirador Kerry Phcfon Deo*jn Offico are responsible tor me alienor design and iricllcclual orsign property onfy Kerry Pholan Design Office sre rc* rcsponstoio for iho coriificanon of these drawings Trvs drawing s 10 be reod in cor>uncion with the mandatory Buiidng Surveyors repext ard any ether CcnsuSams* repcrts as commissioned by theClort eg DtstftfJy Report

Chock ail dmcns»ons and a'l sflo ccndiions pcior 10 ihe c any wcrk iho purctase or ordering of any rroicrois. fitlmgs. services and eQjpmoni and iho preparation of shep dawings andor iho fcbncaiion of any components Do net scato dawings • rofor lo nolod dmonsons coy fviy dscrepancios shall mmodoiey bo rofcrrod lo Kerry Pholan Design Office fc* clarification Drawings sha" not be used for construction purposes until issued by Kerry Pholan Design Office for consiructon

REV DESCRIPTION DATE REV DESCRIPTION DATE Client Project No. Plot Dale A A

Client Meeting Coordination

21.01.2015 21.01.2015

D E

Pricing For Comment

05.02.2015 13.02.2015 Tim & Wende Storey 1415 25/05/2015

B Coordination 28.01.2015 F Planning Application 18.02.2015 Project Drawing B For Information 02.02.2015 G Planning Ammendment 25.05.2015 Hotham Street

99 Hotham Street. Easl Melbourne

Rnnf Plan C C

Basement Review CSent Meeting

03.02.2015 03.02.2015

Hotham Street 99 Hotham Street. Easl Melbourne


1 \UUI 1 1 G4 1 1

030 GA Plans

Drawing No.

Drawn by TC

1415 033 G

Checked by JC

'REPAA SUNKEN BALUSTRAOE FINISHES SCH

PATCH AND REPAIR

ROOF BELOW

I (COW SECTION)

•EDULE

DUCT

TO FAIL PATCH

:R 'INI8HE6 SCMEOULE

SKYLIGHT

NEWALUMN OUTTER CONCEALED SI MIND

PAINTCO TIMBER MERlTAOE •

PATCH AND REPAIR ISTINO DECORATIVE LENDANOCORNlCE-

CEMENTI RECONSTRUCT I AND OCCORATIVE ICE REFER BRICKWORK PLANNING

2 6 MAY 2015

iSHEET

ROOF PLAN

OVERLOOKING SCREEN (LOW SECTION) RL 3? SOS

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BASEMENT 01 FLOOR PLAN

N

Ccpytigfit o' in© tfcsgn s owrea by Kerry Pht<3» PA Rec*aX>d«n a use d asigi by any party tor any purpose e e*pressfy totwttn wihoi tho written pcmvsson ol Kerry Phetw PA. These aawogs are to be ccrtfod by tr» nonocrec toad cotraaa Kerry Phdan Dcogn Offc© are response tor ihe rter«x Oosgi and rtGScduai desgn pctciy ortfy Keny Pheran Desgn 0~ce are rd respcostfo to-trie con 1*103on of mese aaw.ngs irw flawing is io be read r conjinaon wisn the mandatory Batdng Surveyors report ana any ahcr Ccnsula^s* reports as commissioned ty meCken eg D*it»uy Rtpon

Chec* 3' dmensorc and at s*e ccnat<n$ per lo the ccnmenxmcrt d any wafc the pxcrose or ordcrng d any rrciacss ftings services and •qjpnen and lbs pcparacr of shop <ta*ngs anfla ire btrcaton d aryconpoiwts Do no* scato d a»ngs - rofcr to norcd dmeosons c«Vy My oarcparc os so* rmodoc v be 'ckved to Kerry Phettn Desgn Offeo fa ctanficaon Drawings shjl na tw used tor cawructon poposcs t/M issued ty Kerry Phetan Dtt>gn Ofleo la construction

REV DESCRIPTION DATE REV DESCRIPTION DATE Client Project No. Rot Dale A A

CSenl Meeting Coordination

21.012015 21.012015

D E

Pricing For Comment

05.02.2015 13.022015 Tim & Wende Storey . 1415 25/05/2015

B Coordination 28.012015 F Planning AppBcaSon 18.022015 Project Drawing B C


02.02.2015 03.022015

G Plannfog 4mmendrrent 25.052015 Hotham Street Project Start Date Basement C Ctent Meeting 03.02.2015 99 Hotham Street, East Melbourne September 2014 030 GA Plans

Scale

1:50 @A1

Drawing No.

Drawn by TC

1415 034 G

Checked by JC

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TREE PROTECTION ZONE

SQUASH COURT LOBBY SQUASH COURT

BASEMENT 02 FLOOR PLAN PLANNING 2 8 MAY 2015

N

Cwynght of the (fesgn rs owned by Keiry Phdan P/L Rcocdudicn or uso d <Ks<(p by any party lor any pjrposo s expressly fcrtxafcn wifhcxi Ihe written permission of Kerry Photon P/L Those tfamngs are to be certified by ihe nomirvaed kod conlraclc* Kerry Phdon Des^n Office are response tor Iho interior dasign and ineKxttaaJ ctosign prcpcrty only Kerry Phdan Design Office are not responsible tor Ihe ccflificaiion of those drawings This drawing is lo bo read in cor*undion with Ihe mandatory Buiklng Sun/eyors repcri and any c<her Ccnsutanis" reports as corrmcsicrtcd by Iho Clicrt og Disabif.ty Report

Chock all dmensons and a'l sue ccndions p*«or 10 Ihe corrroeoccroen of any wcrk. ihe purchase or ordering of any maicrids. ftimgs. services and (Xjjprren and iho preparaon of shep flawing, anflcr iho febncalon of any ccmponcnls Oc na sca'o aawings • refer lo noted dmensons only Any discrepancies shall rrmedaiCy be referred lo Kerry Photon Design Olfce for darificaiion Drawings shatl nd be used for construction purposes urtil issued by Kerry Pheton Design Office tor c

REV DESCRIPTION DATE REV DESCRIPTION DATE Client Project No. Plot Date A A

Client Meeting Coordination

21.01.2015 21.01.2015

D E

Pricing For Comment

05.02.2015 13.02.2015 Tim & Wende Storey 1415 25/05/2015

B Coordination 28.01.2015 F Planning Application 18.02.2015 Project Drawing

B C

For tnfbimaiion Basement ReMew

02.02.2015 03.02.2015

G Plaming Ammerxtricnt 25.05.2015 Hotham Street Project Start Date Basement C Client Meeting 03.02.2015 99 Hotham Street, East Melbourne September 2014 030 GA Plans

Scale 1:50 @A1

Drawing No.

Drawn by

1415 035 G

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X(\

ELEVATION 03 - WEST PLANNING 2 6 MAY 2015

Ccpynghl ol the cfcstgn ts cwred by Kerry Phdan P/L RcpcrtJdcn or use o* design by any party (or any purpose is expressly forbicticn withoul ihe wmieo pe*a*ssion o( Kerry PtxHan P/L These drawigs are lo be certified by ihe remoaed kod coniractor Kerry Phc'an Design Offee are responses tor I ho irtercr dasign arto trtolloctua! <*>s:gn property ooy Kerry Phelan Design Office are not recponsOe tor the certification of these drawings Trts drawing s lo be read m cxxijinction with tre mandsrory Bulking Surveyors repcxl and any dhor Consultants' reports as ccmmssionod ty the Client eg Disjtotity Report

Check ail dmensons and a'l ste ccndlions prior lo the commencemert of any work ihe purchase or ordering of any materials. fittings services and eqjpmcrt and lit) preparation of shep Oawogs tmd/a the tebncalion of any components Do nd scale drawings • refer lo noted dmensions only Any dscrepancies shall simedtatety to referred to Kerry Phoian Design Office for clanficaon Drawings shall not be used for construction pt/poscs until issued ty Kerry Phelan Dosign Office for c

REV DESCRIPTION DATE A For Informs lien 02.022015 B Basement Review 03.02.2015 B Client Meeting 03.02.2015 C Pricing 05.02.2015 D For Comment 13.02.2015 E Planning Applicator 18.02.2015

REV DESCRIPTION DATE F Planning Ammendment 25.05.2015

Clienl



Project No.

1415



Drawing

Demolition Elevations 200 Elevations

Drawing No

Drawn by TC

1415 201 F

Checked by JC

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\q£U v

ELEVATION 04 - EAST continued

CcpyrrtgM of the Design is ovnodby Kerry PhDan PI RcptxJtxlxxi or use Of Design by any parly lor any purpose is oxprossty forbDdon wrthrxi the written permission of Kcery Pholan P/L Thoso Daftings arc lo Do certifod by tho nominated kaa contractor Kerry Pnetan Dosygn Office are rwponsftio for the interior Design and intellectual Design property onty Kerry Phdan Design Office are not rosponstWe to: the certification of these Dawirgs Ihs Drawing rs to bo road in completion with tho manDalory BuiiDng Suivoyors repcrt and any Dhor Consultants' repels as camussicncD by tneCiiecd og DeatoMy Report

Cteck ail Dmeosons and an sue ccrwlitons per lo the corroetncemen of any wak the purcfoso or ordering o' any malcruls. fittings services a no eqjcrveni and the pcparaon of shop Oawings andtor tho tabncalon of any components Do nee sca»e tf awings - refer lo noted dm cn sons onty Any Dscrepancics stall ormeDatdy bo rofarod lo Kerry Prolan Dersign Office fc* clarifies!on Draftings shall rot be used for construction purposes until issued by Kerry Phcian Dosign Office for construciion

REV DESCRIPTION DATE A For Information 02.02.2015 B Basement Review 03.02.2015 B Client Meeting 03.02.2015 C Pricing 05.02.2015 D For Comment 13.02.2015 E Planning Application 18.02.2015

REV DESCRIPTION DATE F Planning 4mmerxlrrent 25.05.2015

Client



Project No.

1415



Drawing

Demolition Elevations 200 Elevations

Scale 1:50 @A1

Drawing No.

Drawn by TC

1415 204 F

Checked by JC

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Cctyngr* d *w Oxga s o*nod by Kaiy Prefer: PL R«*odjeon c* use of dcogn by any parry fa arty purpose c expressly fortxckten wcr*oos the written pcirmsKfl of Kary Photon P/L Thoe a swings 3© to be catted by the rermated lead artrada Kerry Phcian Design Ofhco ae rocponsi*) fa the mtena ®sgn and mteicctiti' O^gn prcpefly only Kerry Phefen Deogn Office ao na re»cnsi»£ fa iho certrfcaticn of those (3a*r>gs This Oaw>g is to bo tew r> ccnjadion wan the mandatory Baking Survoyas i«Dd and any other Constants' reports as conmrssionM by tho Cfccnt eg DcaWfty Repot

Chock all dmawions and all s.io cordons prior lo the ccrnmoncemont of any work tho pachxo a ordering of any materials. fittings, sorvrcos and oqupmonl ana tho P'tcaraiicn of shop frawmgs ar»3/a tho faxcaon of any rxmpexents Do na aato (*aw<ng> - rcter to noted dmensicns crtiy Any dftcroparxios shall mrnatotiiy be rcfenod to Kerry Phcton Design Offco tor clarification Drawings shall not bo used tor construction purposes until issued by Kerry Photon Design Office for corcirud-cn

REV DESCRIPTION DATE A For Information 02.02.2015 B Basement Review 03.02.2015 B Client Meeting 03.02.2015 C Pricing 05.02.2015 D For Comment 13.022015 E Planning Appfcat'on 18.022015 F Ranting Anmeodment 25.052015

ELEVATION 01 - NORTH

PLANNING 2 6 MAY

ELEVATION 02 - SOUTH

Client



Project No.

1415

Project Start Date

September 2014

Drawing

Proposed Elevations 200 Elevations

Plot Date

25/05/2015

Drawn by TC

Checked by JC

Scale 1:50 @A1

Drawing No. REV

1415 205 F

of 35

ELEVATION 03 - WEST

PLANNING 2 6 MAY 20(5

Cccyrgni o*:re is a*n©d by Kerry Phdso P/l RecodXKn Of us© cf desgn by err/ party for any purpose rs oiprcs&'y koaxn w«f*xi the wtflen pcrmsson o-' Kerry Pbefon P/L Ihose tX3*rgs a-e to D© artif«d by the ncmwted to*J artixta Kerry Prolan Des--yi Off*© are response*? for the rtaor oosgn and ineffectual (fesnjn p-cpety coy Kerry Phefan Dcs«gn Office are ncf rocpoosOe tor the coriifczon of oose Oawrngs Tfss dawtng s to be roM in con|inction win the mandatory Buying Surveyors repon and any a he* Constants' reports as conmtssionod by the Cf«rt og DisaxUy Report

Creek ai dmcrrsore and as SJe ccrxttcns per to too carmaecmert c/ any wak tte pccfcse or ordering d any materials fstngs services and eQjpmert and the prepcraoo of sncp aa*<ngs and'er the tat* cat on of any components Do ncf scale Oawmgs 'efcr to ncfed dmensons only Any dsaopancies sna- rmodatey be referred to Kerry Phoian Dosgn Office lor cterifcacn Drawings shaf i roi be used for construction pu poses irtil issued Cy Kerry Pnetan Design Offc© for axttructon

REV DESCRIPTION DATE A For Information 02.022015 B Basement Rewe.v 03.02.2015 B Ctenl Meeting 03.02.2015 C Pricing 05.02.2015 D For Comment 13.02.2015 E Planning Application 18.02.2015

REV DESCRIPTION DATE F Planning AmmendrrEnl 25.05.2015

Client


Hotham Street 99 Holham Street, East Melbourne

Project No.

1415

Project Starl Date September 2014


Drawing


Scale 1:50 @A1

Drawing No.

Drawn by TC

1415 206 F

Checked by JC

of 35

&

ELEVATION 03 - WEST continued


Ccpyrtghl of the itostgn is owned by Kerry Phcfan P/L RcpradKitoi or uso of ctosign by any porty for any purpose is expressty forboden without the wrillen permission of Kerry Phcton PA. Those drawings are fo be certified by Ihe naninared lead conlractc* Kerry Phban Design Office aro reeponstto tor the inter or ctosign and intellectual dosign prcpeny only Kerry Prolan Design Office are rot responses tor iro cenificaton of these fflawirgs irvs oawing is to Be read in co^undon with the mandatory Bv.id.ng Surveyors rcpol and any crhcr Consultants' repcrts a tho Chert og Orsabltfy Rtpon

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REV DESCRIPTION DATE A For Information 02.02.2015 B Basement Review 03.02.2015 B Client Meeting 03.02.2015 C Pricing 05.02.2015 D For Comment 13.02.2015 E Planning Application 18.02.2015

REV DESCRIPTION DATE F Planning Ammendment 25.05.2015

Client



Project No.

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ELEVATION 04 - EAST


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REV DESCRIPTION DATE A For Information 02.02.2015 A Basement Review 03.02.2015 A Cient Meeting 03.022015 B Pricing 05.02.2015 C For Comment 13.02.2015 D Planning Application 18.02.2015

REV DESCRIPTION DATE E Planning Ammendment 25.05.2015

Client



Project No.

1415

Project Slart Date September 2014

Plot Date 25/0512015

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EXISTING TIMBER V

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ELEVATION 04 - EAST continued


Ccpyr-yil of the d«;gn s cwred by Kerry Phefan P/L Reprodjction or uso of osign by any party for any purpose is expressly fatxOJcn wit hoi I no written pcrmssoi of Kerry Phefcn PA. Tnoso <*aw.ngs are lo bo certified by the ran meted lead cortracfcr Kerry PNsan Dopgn Offce are responses tor the icteric* oosgn ana mi otfoctuat amgn property orty Kerry Pbeian Design Offce are not nxponsOo lor Iho ccrtifcacn of those (tarings Trts ttawing is to be read in coqjxico wsn tne mandatory Buttng Surveyors root ana any other CcrsuSants- rffxxis as <xrrmis&cned ty tneCienog Dsabrtty Report

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REV DESCRIPTION DATE A For Information 02.02.2015 A Basement Review 03.02.2015 B aent Meeting 03.02.2015 C Pricing 05.02.2015 D Fee Comment 13.02.2015 E Planning Application 18.02.2015

REV DESCRIPTION DATE F Planning Ammendmcnt 25.05.2015

Client


Hotham Street 99 Hotham Street. Easl Melbourne

Project No.

1415



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Copyright ot the cfcsign is o*nod try Kerry Phctan PA Reproduction or use Chock a'l dmensions and all silo ccndticns prior to the ccmmencemert of REV DESCRIPTION DATE REV DESCRIPTION DATE Client Project No. Plot Date Scale d dasign by any party for any purposo is expressly fcrbddon without the any work, the purchase or ordering d arty materials fittings sorvices and Client Meeting 21.01.2015

DESCRIPTION DATE Client Project No. Plot Date Scale written permisson of Kerry Photon PA cgipmer* and the preparation of shop dtwrings and/or the bbricaltcn of A Client Meeting 21.01.2015 D Pricing 05.02.2015 Tim & Wende Storey 1415 25/05/2015 1:50 @A1 Thcso (Jawings a'o to bo ccrtiftod by Iho nominated lead contractor Kerry any components A Coord ina ton 21.01.2015 E ForCommenl 13.02.2015 Tim & Wende Storey

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02.02.2015 03.02.2015

G Planning Ammendment 25.05.2015 Hotham Street Project Start Date Sections 1415 Surveyors report ar*2 any dhcr Ccnsmarts1 reports as cxrvrsscned by reCtertog D&tX*iRaxrt C Ctent Meeting 03.022015 99 Hotham Street. East Melbourne September 2014 300 Sections 1415

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PLANNING SECTION 05

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Ctpyitf* Cl lhe JJesgn rs o*nc<J by Kerry PhOan PA. Rcdotxcten or use of <fcs*gn by any [erty !c* a~y purpose 3 apressty tabdden wthcu the wnicn pcms&on d Kerry Pheian PA. Theso dawngs are lo be certified by iho nomnMd Kod cortiaacr Kary Phdan Design Offce are respytsc'e to* the mfloror dasign ana irtdoctua! (fcsign prcpcay onty Kary Phetan Desgn Office ore nc* rcqxrsOo for ine certifcaon of these draftings Ttvs drawing is to be read in conjunction with iho mandatory Duiiang Surveyors icpcfl ar«j any othc* Census ants' reports as cormussicnod by tnoClKX* eg Disab'iy Report

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REV DESCRIPTION DATE REV DESCRIPTION DATE Client A A

Client Meetng Coord naljon

21.01.2015 21.01.2015

D E

Pricing ForCommenl

05.02.2015 13.02.2015 Tim & Wende Storey

B Coordination 28.01.2016 F Planning Appfication 18.02.2015 Project B C


02.02.2015 03.02.2015

G Ptanrfng Ammendmenl 25.05.2015 Hotham Street C Client Meeting 03.02.2015 99 Holham Street, East Melbourne

Project No.

1415

Project Start Dale September 2014

Hot Date 25/05/2015

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DELEGATED PLANNING APPLICATION REPORT

Application number: TP-2015-133

Applicant: James Campbell

Address: 99 Hotham Street, EAST MELBOURNE VIC 3002

Proposal: Partial demolition and alterations and additions to the the existing dwelling

Date of application: 23 February 2015

Responsible officer: Oh Young Lee

1 SUBJECT SITE AND SURROUNDS An inspection of the site and surrounding area was undertaken on 23 April 2015. The site has a total area of approximately 622 square metres and is currently developed with a double storey early Victorian dwelling which has a ‘D’ grading in a

level 1 streetscape (Hotham Street) and a level 2 private laneway (carriageway). The building has a double storey verandah at the front and also at the rear with a two storey service wing built along the western boundary abutting the laneway. The site has a 12.36 metre frontage to Hotham Street and a depth of 50.29 metres. The title shows a drainage easement, over the adjoining land in favour of the subject land, to the east of the site at 28.35 metres along the site from Hotham Street. The site abuts a private bluestone lane, approximately 35 metres along the western boundary. The subject site’s title states that an easement of way appurtenant to the site created by instrument 0938201. This entitles the site to access over the right of way (private lane). The main characteristics observed in the area include single, two and three storey dwellings of historical value. To the west across the lane at 1/101 Hotham Street is a two storey ‘B’ graded

dwelling. To the east is a single storey ‘C’ graded dwelling. To the southwest at the end of the lane at 2/101 Hotham Street is an ungraded single storey dwelling. Abutting the site to the south is the rear of a two storey ‘C’ graded building and a two storey block of flats. The applicant has indicated that the site is not affected by any easements or restrictive covenants.

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Text Box

Attachment 4 Agenda item 6.2 Future Melbourne Committee 4 August 2015

2

Fig 1 & 2) Locality Plan / Aerial Photo

Fig 3) Front façade of the existing dwelling (Hotham Street elevation)

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Fig 4) Service wing viewed from laneway Fig 5) Rear and side elevations of service wing

2 BACKGROUND AND HISTORY 2.1 Amendments during the process A meeting with the Council’s Heritage Advisor was held on 23 April 2015 at the applicant’s office. At this meeting, heritage concerns and recommendations were discussed and conveyed to the applicant – the issues were of mainly detailed matters regarding reconstruction of service wing and conservation methodology, whilst in-principle support was given from the heritage perspective. Following this meeting, amended plans were received on 26 May 2015 and these plans were advertised.

2.2 Planning Application History The following applications, listed as considered relevant to the current proposal, have previously been considered for the subject site:

TP number Description of Proposal Decision & Date of Decision

TP-2003-511 Erection of a new front fence Permit 4/2/2004

TP-2011-845 Part demlition at rear and construction of new double storey rear extension with basement

Permit 19/3/2014

Planning permit TP-2011-845 was issued on 19 March 2014. The permit allowed part demolition at rear and construction of new double storey rear extension with basement. The development approved under this permit is similar to the current proposal, particularly in the aspects of building bulk, height and general architectural character.

The key difference is that the previous planning permit approval did not support the demolition of the service wing requiring retention of the southern, northern and western walls of the service wing via condition 1 of the permit. However the previous

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approval did not consider the reconstruction of the service wing as full demolition was proposed.

This permit is still valid but has not been acted upon nor have plans been submitted for endorsement.

3 PROPOSAL The plans and supporting documentation which have been considered in this assessment are the amended plans date stamped 26 May 2015 prepared by KPDO, heritage report prepared by Bryce Raworth and traffic engineering report prepared by Cardno. The planning permit application seeks approval for the partial demolition and alterations and additions to the existing dwelling. Specific details of the proposal include:

Deconstruction and reconstruction of the rear two storey wing, including all walls, roof and chimney. Deconstruction of the structure will be conducted via approved methodology and bricks and all existing fabric, where practicable, will be stored and reused for rebuilding after basement construction. The roof will be rebuilt with slate roofing.

Restore the main house fronting Hotham Street with a series of restoration works to the roofs, verandahs and façade: remove non-original detailing to the main verandah; remove deteriorated corrugated sheet metal roof cladding to the main house and verandah; remove acrylic paint from all previously unpainted walls; remove non-original doors to the upper level main façade; and temporarily remove and reinstate basalt kerb/plinth/garden wall to the laneway to give access to loading vehicles during construction period.

Demolish the rear veranda in its entirety.

Construction of a two storey rear addition extended from the rear service wing and located to the eastern side of the site, comprising: terrace, spa, BBQ on roof level; bedrooms, bathroom, laundry, study on first floor; and living, kitchen, pool on ground floor. Stairs and lift will run throughout these levels.

Construction of a pavilion to the southern end of the site.

Construction of two basement levels, containing garage, car lift, wine cellar, gym, plant room, squash court and stairs and lift.

Demolish existing paling fence and gate abutting the lane and construct a hardwood timber automatic sliding gate for vehicle access to the site.

The extension is a contemporary design with a number of aluminium framed slot windows, large frameless glass panels and balustrade, hardwood timber cladding and flooring, darker-toned masonry walls etc.

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4 STATUTORY CONTROLS The following clauses in the Melbourne Planning Scheme require a planning permit for this proposal: Clause Permit Trigger Clause 32.08 General Residential Zone (GRZ1)

Pursuant to Clause 32.08-3, a permit is not required to construct or extend one dwelling on a lot of greater than 300 square metres.

Clause 43.01 Heritage Overlay (HO2 East Melbourne and Jolimont Precinct)

Pursuant to Clause 43.01-1, a permit is required to demolish or remove a building, and to construct a building or construct or carry out works.

5 STRATEGIC FRAMEWORK 5.1 State Planning Policy Framework (SPPF) The relevant provisions of the SPPF are summarised as follows:

Clause 15.03-1 Heritage Conversation, which seeks to ensure the conservation of places of heritage significance.

The strategies of this clause as it relates to this application are:

Provide for the conservation and enhancement of those places which are of, aesthetic, archaeological, architectural, cultural, scientific, or social significance, or otherwise of special cultural value.

Encourage appropriate development that respects places with identified heritage values and creates a worthy legacy for future generations.

Retain those elements that contribute to the importance of the heritage place.

Encourage the conservation and restoration of contributory elements.

Ensure an appropriate setting and context for heritage places is maintained or enhanced.

5.2 Local Planning Policy Framework (LPPF) 5.2.1 Municipal Strategic Statement (MSS) The relevant provisions of the MSS are summarised as follows:

Clause 21.16-2 East Melbourne and Jolimont

The relevant strategies under this clause include:

Ensure development in the residential areas of East Melbourne and Jolimont is sensitively designed so that it maintains the generally low scale nature of heritage streetscapes and buildings.

Ensure any redevelopment of the sites respects the scale of the surrounding residential area, heritage buildings and Fitzroy Gardens.

Encourage sympathetic infill redevelopment and extensions that complement the architecture, scale and character of the areas in the low rise areas of East Melbourne and Jolimont.

5.2.2 Local Policies The relevant local policies are summarised as follows:

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Clause 22.05 – Heritage Places outside the Capital City Zone. This section seeks among other things:

To conserve all parts of buildings of historic, social or architectural interest which contribute to the significance, character and appearance of the building, streetscape or area.

To ensure that new development, and the construction or external alteration of buildings, make a positive contribution to the built form and amenity of the area and are respectful to the architectural, social or historic character and appearance of the streetscape and the area.

6 ZONE The subject site is located within the General Residential Zone 1.

The purpose of this zone includes the encouragement of residential development which respects neighbourhood chracter.

As stated above, the proposed development does not require a permit pursuant to Clause 32.08-3.

7 OVERLAY(S) The subject site is affected by Heritage Overlay Schedule 2 (East Melbourne & Jolimont Precinct).

The purpose of this overlay includes the conservation and enhancement of heritage places and ensuring that development does not adversely affect the significance of heritage places.

Decision guidelines contained at Clause 43.01-1 set out the matters which the Responsible Authority must consider as follows:

The significance of the heritage place and whether the proposal will adversely affect the natural or cultural significance of the place.

Any applicable statement of significance, heritage study and any applicable conservation policy.

Whether the location, bulk, form or appearance of the proposed building will adversely affect the significance of the heritage place.

Whether the location, bulk, form and appearance of the proposed building is in keeping with the character and appearance of adjacent buildings and the heritage place.

Whether the demolition, removal or external alteration will adversely affect the significance of the heritage place.

Whether the proposed works will adversely affect the significance, character or appearance of the heritage place.

8 PARTICULAR PROVISIONS There are no relevant particular provisions for this proposal.

9 GENERAL PROVISIONS The following general provisions apply to the application:

Clause 65, Decision Guidelines, which includes the matters set out in Section 60 of the Planning and Environment Act 1987.

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10 PUBLIC NOTIFICATION It was determined that the proposal may result in material detriment to the heritage place. Notice of the proposal was given by ordinary mail to the owners and occupiers of surrounding properties, in accordance with Section 52 of the Planning and Environment Act 1987.

11 OBJECTIONS A total of 21 objections were received, and raised the following concerns with the proposal (summarised):

Construction issues, including: large scale development of basement and resultant ground and underground water problems, damage to the fragile water table in the area and potential alterations/disruption to water flow, impact of the changed hydration on the footings of the subject site and surrounds, instability to the soil profile, potential impact on the foundations of surrounding properties and the laneway traffic, and noise and disruption to the lives of neighbouring residents during construction.

Appropriateness of demolition and reconstruction of the service wing.

Impact on the heritage value of East Melbourne and streetscape

Lack of details in restoration works to the exterior of the building

12 CONSULTATION Given the receipt of the above objections, the following consultation was undertaken:

Telephone and face-to-face conversation with objector.

Meetings and telephone conversations with applicant. Objections were forwarded to the applicant who declined to offer a response.

Discussion and consultation with the heritage advisor and review of the previous approval on the site concerning similar matters.

13 REFERRALS 13.1 Internal The application was referred internally to the following departments:

13.1.1 Heritage Assessment (summarised):

The bulk of the proposed demolition works are acceptable and, in some instances, desirable as they will see the reversal of previous inappropriate interventions.

The proposed demolition and reconstruction of the rear service wing and the plinth structure facing the lane require careful consideration. The rear service wing is intact significant fabric and it is visible from both the level 1 streetscape of Hotham Street and the level 2 streetscape of the row.

With appropriate due planning and the development of a detailed methodology, which would be executed under the supervision of a recognised heritage practitioner, that this proposed deconstruction and reconstruction can be considered acceptable.

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A series of restoration works is proposed to the exterior, including to the roofs, verandahs and façade which, if implemented with appropriate expert guidance, will see the heritage values of this site substantially enhanced.

The main additional new work involves a two level rear attached wing to the eastern side of the site which will be in a suitable respectful and interpretive contemporary design idiom.

The external shape of the publicly visible components of the proposed additions would be respectful.

The façade pattern and colour of the proposed additions would be respectful and interpretive.

The proposed materials and details would be respectful.

Preferred concealment is mostly achieved in the level 1 streetscape and partial concealment is achieved in the level 2 streetscape.

Recommendation: The application should be approved with the following qualifications:

With the proposed demolition and reconstruction of the rear service wing (and plinth wall to the lane) strict conditions should be attached. The work should be subject to a bond, should be undertaken to a methodology prepared by an independent recognised heritage consultant and supervised and formally approved by same. Precise measure drawings and a detailed photographic record should be produced to the satisfaction of the LGA before demolition proceeds. Where windows are to be replaced the design shall be based on the original existing.

The proposed colour to be employed in the new finishing render skim coat to the external walls should be resolved based on evidence of the original colour and composition after the removal of the acrylic paint – it is likely to be a sandstone/buff colour, not plain Portland cement grey as proposed to date.

The original paint system and colours to originally painted elements such as doors and windows, verandah detailing, front fence etc. should be investigated by a recognised heritage expert and reinstated.

13.1.2 Building Planning permit TP-2011-845 was referred to Council’s Building Department who provided the following comments. These comments are considered still relevant and applicable to the current application given the similarity of the proposal and the objector concerns:

Ground water matters are outside the scope of the planning department. It relates to construction matters and is the responsibility of the relevant building surveyor (RBS). The RBS will check compliance with the Building Code and regulations and will assess if protection of adjoining properties is required under regulation 602 of the Building Act. Adjoining properties can undertake a private dilapidation survey report.

The RBS will decide if a construction management plan is required and if protection is required of adjoining properties and the lane.

Rescode issues are assessed by the RBS. Any non-compliance requires report and consent from the municipal building surveyor.

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Any permit issued should include a note stating the application has not been assessed under Clause 54 and the same note should be placed on endorsed plans.

13.2 External No statutory external referrals were required by the Melbourne Planning Scheme.

14 ASSESSMENT The application seeks approval for the partial demolition and construction of extensions and alterations to the existing dwelling. The key issue for consideration in the assessment of this application is heritage.

The subject site exceeds 300 square metres and a planning permit is only required under the Heritage Overlay. Therefore only heritage matters can be assessed in the assessment of the application. Rescode matters including amenity impacts and ground water matters are the responsibility of the relevant Building Surveyor.

14.1 Heritage The following assessment is provided against the performance standards of Clause 22.05 of the Melbourne Planning Scheme and the objectives and decision guidelines of Clause 43.01 Heritage Overlay.

14.1.1 Demolition Clause 22.05 provides direction in assessing whether the demolition of all or parts of building are acceptable. In assessing whether part of D graded building should be demolished consideration needs to be given to ‘the degree of its significance’ and ‘whether the demolition or removal is justified for the development of land or the alterations of, or addition to, a building.’

As the policy relates to the proposal the proposed demolition is acceptable for the following reasons:

The front portion of the existing ‘D’ graded dwelling (main house) will be retained in accordance with the Clause 22.05. Council’s Heritage Advisor supports a number of demolition works proposed to the front part of the building, as in some instances, the works are desirable as they will see the reversal of previous inappropriate interventions. These demolition works will be subject to conditions of permit seeking appropriate restoration methodology and construction methods to be undertaken.

The deconstruction and reconstruction of the rear wing is supported by Council’s Heritage advisor and is considered to be consistent with the policy direction of Clause 22.05. The temporary removal of the rear wing is required in order to facilitate the construction of the foundations and a large basement for the proposed rear alterations and additions.

The service wing is only partially visible from Hotham Street (level 1 streetscape) with the visibility of the rear portion largely limited due to the setback from the street frontage and the existing structure and trees. It is therefore unlikely that the demolition and reconstruction of the service wing will have a detrimental impact on the heritage character of the existing streetscape.

Although it is acknowledged that the rear service wing is largely intact and original fabric of the existing dwelling, the individual building statement does not provide any specific recognition of the service wing being of great significance to the building that contributes to the heritage character of

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Hotham Street. Demolition of the rear parts of a D graded building can be considered under Clause 22.05 however the permit approval TP-2011-845 considered that full demolition should not be supported due to the visibility of the original heritage fabric. This matter was rectified via condition of permit requiring the retention of the visible original fabric.

Reconstruction of the walls and roof of the service wing is considered an appropriate response that mitigates damage to these walls and roof if they were required to be supported during construction. The deconstruction and reconstruction works are to be done with utmost care and through appropriate methodology executed by a recognised heritage practitioner to ensure the least possible damage to the value of the heritage building. Should a permit issue, this can be reinforced via conditions of permit.

Conditions recommended by the Heritage Advisor include the demolition and reconstruction works to be subject to a bond. In order to ensure that the chief intent of the demolition of the service wing is to undertake construction works of the rear extension and that reconstruction works are completed to the satisfaction of the Responsible Authority, it is considered reasonable to require a bank guarantee or a bond to the value of $250,000.

For the reasons discussed above, the proposed demolition and the reconstruction of the service wing is acceptable in this instance and it is not considered to diminish the significance of the heritage building or the appearance and character of the existing streetscape and the broader heritage precinct.

14.1.2 Renovating Graded Buildings The proposal includes restoration works to the façade of the dwelling. The proposed works are generally acceptable and will positively contribute to the enhancement of the heritage value of the site by substantially reversing previous inappropriate alterations. To ensure that the works are completed with appropriate expert guidance, relevant conditions will be placed to permit that require additional investigation of the existing fabric In particular, prior to the commencement of paint removal of rendered external walls and repainting of any external surfaces including doors and windows, verandah detailing, front fence, etc., an investigation must be undertaken to determine the original colour of the render and painted elements. This will also require submission of amended schedule of finishes and colours to the satisfaction of the Responsible Authority.

14.1.3 Form A two storey rear extension with a roof top deck and a separate single storey pavilion will be constructed to the southern (rear) end of the site, all of which are of suitably respectful and interpretive contemporary design expression.

The rear extension is mostly concealed behind the front part of the house and will not be visible from Hotham Street. Where the works might be partially visible is from the laneway and possibly to a very limited oblique view from the adjoining property to the east. However, this outcome is considered acceptable given the design and shape of the new addition which clearly distinguishes the new from the old and as it will not detract from, or diminishes, the appreciation of the heritage place.

The new additions are of a height and scale appropriate to this large residential site with two storey rear additions commonly found in the area.

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14.1.4 Façade Pattern and Colours The proposed façade pattern and colours are considered respectful and interpretative in this context and does not detrimentally impact heritage significance of the existing building or heritage precinct.

14.1.5 Materials The proposed extension and additions will largely adopt materials and finishes of modern construction, including hardwood timber cladding and flooring, frameless glass panels and darker masonry walls. Use of such materials will ensure that the new works are clearly distinguished from the existing heritage building whilst also being respectful.

14.1.6 Details Details of the proposed extension including window proportions are interpretive and appropriately articulate the visible aspects of the building with modernist expression. The proposal is not considered to mimic the historic form of the building.

14.1.7 Concealment of Higher Rear Parts and Building Height Preferred concealment is mostly achieved in the level 1 streetscape and partial concealment is achieved in the level 2 laneway.

The rear extension is setback approximately 11.6m from the front wall of the existing building with the maximum height being lower than the height of the front main house. This will achieve preferred concealment in the level 1 streetscape.

Part of the roof top structure, to a limited extent, could be visible from certain vantage points on the opposite side of Hotham Street. However, it is not considered any visible elements of the extension will detrimentally impact on the character of the streetscape or the existing dwelling. Nearby buildings in the area are generally two storey (many also being three storey) in height and the height of the proposed development is considered respectful of its context.

14.2 Objections 14.2.1 Construction issues The majority of the objections regard the construction works, particularly in relation to the construction of large scale basement levels, including excavation and use of the laneway by heavy construction vehicles. Objectors are concerned that such works will have detrimental impact on the ground and underground water flow, instability to the soil profile and potential damage/impact on the foundations of the subject site and surrounding properties as well as damage to the laneway.

These issues are all outside the scope of the planning controls, particularly given that the only permit trigger for the proposed development is heritage overlay and is considered against the provisions of Clause 22.05 and Clause 43.01. This matter will be the responsibility of the Registered Building Surveyor to address where necessary.

With regard to the scale of basement levels, although large for a single dwelling, is not relevant to the heritage assessment required under the planning application. Clause 22.05 does not provide relevant considerations of underground structure.

It is considered that the remaining heritage concerns raised have been addressed previously in this report

14.3 Conclusion The proposed works including partial demolition (and reconstruction), alterations and additions to the existing dwelling are considered to generally be in accordance with

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the local policy of Clause 22.05 and the objectives of Clause 43.01 with some conditional changes as described in the report above.

The proposed rear extension is of a modern contemporary design and whilst not the same as surrounding heritage properties, it cannot be generally seen from the principle street. The bulk and scale of development is appropriate to the size of the site and existing heritage building. The demolition, reconstruction and restoration works will not adversely affect the significance, character or appearance of the heritage place and relevant measures and conditions will further ensure that the works are undertaken to the satisfaction of the Responsible Authority.

15 RECOMMENDATION It is considered that the proposal is consistent with the relevant sections of the Melbourne Planning Scheme, as discussed above, and that a Notice of Decision to Grant a Permit be issued for the proposal subject to the following conditions:

Compliance 1. The development as shown on the endorsed plans must not be altered or

modified without the prior written consent of the Responsible Authority.

Amended materials and colours schedule 2. Prior to the commencement of the development an amended schedule and

samples of all external materials, colours and finishes must be submitted to, and approved by the Responsible Authority in accordance with the independent heritage report as required by Condition 3.

Reconstruction and Conservation 3. Prior to the commencement of the development, including demolition, a report

prepared by an independent recognised Heritage Consultant must be submitted to and approved by the Responsible Authority. The report must include:

a) The methodology for demolition and reconstruction of the rear service wing and any other original fabric of external surfaces.

b) Investigations to determine if the render originally has a coloured surface and any repairs that may be required. Any new finishing render skim coat should be based on the evidence of the original colour and composition.

c) Investigations to determine the original paint system and colours of the originally painted elements such as doors and windows, verandah detailing, front fence etc.

d) A detailed photographic record of the rear service wing.

e) Plans detailing precise measurements and details of the reconstruction of the rear service wing.

f) Details of the paint removal process. The paint must be removed by an approved chemical process, or by other means to the satisfaction of the Responsible Authority.

When approved, the report will form part of the permit. Works to the building approved under this permit must be undertaken in accordance with the report to the satisfaction of the Responsible Authority.

Demolition

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4. Prior to the commencement of the development, including demolition, a report prepared by a suitably qualified Structural Engineer, or equivalent, must be submitted to the Responsible Authority, demonstrating the means by which the retained portions of building will be supported during demolition and construction works to ensure their retention, to the satisfaction of the Responsible Authority. The recommendations contained within this report must be implemented at no cost to City of Melbourne and be to the satisfaction of the Responsible Authority.

5. Prior to demolition, the permit holder must satisfy the Responsible Authority that substantial progress has been made towards obtaining the necessary building permits for the development of the land generally in accordance with the development of the land proposed under this permit and that the permit holder has entered into a bona fide contract for the construction of the development.

6. Prior to the commencement of any external demolition works, a bank guarantee or bond, to the value of $250,000 must be deposited with the Responsible Authority to ensure that the deconstruction and reconstruction works are completed in accordance with the endorsed plans and specifications. The bank guarantee or bond will be returned when the works are completed to the satisfaction of the Responsible Authority.

ESG 7. Prior to the commencement of the development, a stormwater drainage

system incorporating integrated water management design principles must be submitted to, and approved, by the Responsible Authority - Engineering Services. This system must be constructed prior to the occupation of the development and provision made to connect this system to the City of Melbourne's stormwater drainage system.

8. Existing street levels in Hotham Street must not be altered for the purpose of constructing new vehicle crossings or pedestrian entrances without first obtaining approval from the Responsible Authority – Engineering Services.

Construction Management Plan 9. Prior to the commencement of the development, including demolition or bulk

excavation, a detailed construction and demolition management plan must be submitted to and be approved by the Responsible Authority – Construction Management Group . This construction management plan must be prepared in accordance with the City of Melbourne - Construction Management Plan Guidelines and is to consider the following:

a) Public safety, amenity and site security.

b) Operating hours, noise and vibration controls.

c) Air and dust management.

d) Stormwater and sediment control.

e) Waste and materials reuse.

f) Traffic management.

Street Trees

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10. Any existing trees in the adjoining streets and land must be not be removed, lopped or pruned within the prior consent of the City of Melbourne. All costs in connection with the removal / relocation or replacement of the trees, including any payment for the amenity value of the tree(s) to be removed, must be met be the developer / owner of the site(s).

11. Prior to commencement of development, a detailed Tree Protection Management Plan (TPMP), prepared in accordance with the Australian Standard for tree protection on development sites (AS-4970-2009) and in consultation with the City of Melbourne's Tree Planning Team, must be submitted to and approved by the City of Melbourne (Tree Planting Team). The TMPM shall include the steps necessary to protect existing street trees during the construction of the development.

12. No architectural features, plant and equipment or services other than those shown on the endorsed plans are permitted above roof level, unless with the prior written consent of the Responsible Authority.

ESD

13. Prior to the commencement of the development, an Environmentally Sustainable Design (ESD) Statement shall be prepared by a suitably qualified professional and submitted to the satisfaction of the Responsible Authority. . The ESD Statement must demonstrate that the building has the preliminary design potential to achieve the objectives and relevant performance measures set out in Clause 22.19-5.

14. The performance outcomes specified in the Environmentally Sustainable Design (ESD) Statement required by condition 13 for the development must be implemented prior to occupancy at no cost to the City of Melbourne and be to the satisfaction of the Responsible Authority.

Any change during detailed design, which affects the approach of the endorsed ESD Statement, must be assessed by an accredited professional. The revised statement must be endorsed by the Responsible Authority prior to the commencement of construction.

Permit expiry 15. This permit will expire if one of the following circumstances applies:

a) The development is not started within two years of the date of this permit.

b) The development is not completed within four years of the date of this permit.

The Responsible Authority may extend the permit if a request is made in writing before the permit expires, or within six months afterwards. The Responsible Authority may extend the time for completion of the development if a request is made in writing within 12 months after the permit expires and the development started lawfully before the permit expired.

NOTE.

The permitted development has not been assessed against Clause 54 of the Melbourne Planning Scheme (Rescode) as the size of the lot exceeds 300

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square metres and a planning permit is only required under the Heritage Overlay. A Clause 54 assessment is the responsibility of the relevant Building Surveyor.

16 DECISION The Lord Mayor, Deputy Lord Mayor and Councillors were notified of the above recommendation on 15 July 2015.

The signature and date below confirms that the Lord Mayor, Deputy Lord Mayor and Councillors affirmed this recommendation as the Council’s decision.

Date affirmed:

Oh Young Lee Fast Track Planning Officer

Brendan Cousins Acting Principal Planning Officer

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