26 July 2011 - City of Vincent

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ORDINARY MEETING OF COUNCIL 41 CITY OF VINCENT26 JULY 2011 MINUTESPURPOSE OF REPORT:The proposal requires referral to the Council as the City’s Officers do not have delegation todetermine four single houses per lot and more than five (5) written objections have beenreceived.BACKGROUND:21 March 2011 The Western Australian Planning Commission conditionally approved twogreen title subdivisions at the subject site. One for four lots (as per theproposal) and one for two lots.DETAILS:The proposal involves the demolition of the existing single house and the construction of foursingle houses.COMPLIANCE:NON-COMPLIANT REQUIREMENTSREQUIREMENTS REQUIRED PROPOSEDDensity:4.6 dwellings at R40; however, 4 dwellings.Norfolk Precincts limits to 2dwellings per lot.Officer Comments:Clause 20(4) (d) (ii) of the City of Vincent Town Planning Scheme No. 1 states that “withinareas coded R40 a maximum of two dwellings will be permitted per lot”. The definition of lotin the Town Planning Scheme is the same as the Planning and Development Act 2005,which means a green title lot and not a survey strata lot. Therefore, for the purpose of thisapplication and the Norfolk Precinct, there can be only two dwellings per green title lot.Due to the restriction in the Norfolk Precinct, the applicant has lodged and receivedsubdivision approval for four green title lots. The City’s Officers are of the opinion that thesubject land can accommodate four dwellings; however, have recommended that a conditionbe placed on the Approval, stating that the Building Licence cannot be issued until thesubdivision conditions are cleared and the four new certificates of title are issued.Street Setbacks(Burt Street):Ground FloorAverage street setback to BurtStreet = 5.86 metresUnit 1 – The Burt Street setbackto unit 1 is 1.5 metres – 3.8metres.Upper FloorDual StreetFrontages andCorner Sites(Norfolk Street):-Burt StreetUpper Floor Walls – 2 metresbehind the ground floor mainbuilding line.-Norfolk StreetUpper Floor Walls – 2 metresbehind the ground floor mainbuilding line.Upper floor building walls = 1.5metres behind the ground floormain building line.Unit 1In line with the ground floor mainbuilding line.In line with the ground floor mainbuilding line.Unit 2Upper FloorIn line to 1.15 metres behind theground floor main building line.Unit 3Upper FloorIn line with the ground floor mainbuilding line.MINUTES OF MEETING HELD ON 26 JULY 2011 TO BE CONFIRMED ON 9 AUGUST 2011
ORDINARY MEETING OF COUNCIL 42 CITY OF VINCENT26 JULY 2011 MINUTESNON-COMPLIANT REQUIREMENTSREQUIREMENTS REQUIRED PROPOSEDUnit 4Upper FloorIn line to 1.15 metres behind theground floor main building line.Officer Comments:Supported – The proposed two-storey single houses are representative of contemporarydesign of today’s era, which is also consistent with several existing contemporary dwellingsin the North Perth area. The dwellings fronting Norfolk Street maintain the existing streetsetback line and the upper floor balconies facing Norfolk Street provide views to the PerthHills.The Residential Design Elements Policy under Clause 6.4.1, states that: 'residentialdevelopment should complement the existing streetscape and should be designed toharmonise with the streetscape and adjoining properties'. Dwellings along Burt Street andNorfolk Street are inconsistent in architectural style, and the streetscape contains a mix ofdevelopments that vary in age, height, style and building materials. In this context, BurtStreet and Norfolk Street is considered as a dynamic and emerging contemporarystreetscape.The upper floor street setbacks of the proposed development are non-compliant with theacceptable development criteria of the City’s Residential Design Elements Policy as outlinedin the above. However, it is considered the proposed street setbacks are compliant with thePerformance Criteria for this standard, in that the contemporary façade is staggered,comprises a select range of attractive external wall surface treatments that will providearticulation and interest to Burt Street and Norfolk Street, and that the setback of the balconywill assist in the passive surveillance of the street.Side and RearSetbacks:Unit 1-WestGround Floor1.5 metres Nil – 2.1 metresOfficer Comments:Supported – This is not considered to have an undue impact on the neighbouring propertyas the proposed boundary wall is compliant with the requirements of the R-Codes.The above Officer Comments are provided pursuant to Clause 38(5) of Town Planning Scheme No. 1Consultation SubmissionsItem Comments Received Officer CommentsSupport (0) Nil. Noted.Objection (6)• The proposed retaining wallwill be too high.• Overlooking from the upperfloor windows.• The 1.5 metre setback to thenorthern boundary will havean undue impact on light andventilation to the northernneighbouring property.• The number of dwellingsdoes not comply with theNorfolkPrecinctrequirements.• Not supported – The proposed fill andretaining wall is no more than 500millimetres above the natural groundlevel and is therefore compliant withthe requirements of the R-Codes.• Not supported – All the windows tohabitable rooms are compliant with thevisual privacy requirements of the R-Codes.• Not supported – The proposed buildingsetbacks to the northern neighbouringproperty are compliant with therequirements of the R-Codes.• Not supported – Refer to commentsabove.MINUTES OF MEETING HELD ON 26 JULY 2011 TO BE CONFIRMED ON 9 AUGUST 2011
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26 July 2011 - City of Vincent

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