attachment 2f - concept plan - floor and elevation plan daps... · standard specification model no...

STAGE 2STAGE 1

PARK ELEVATION PARK ELEVATION

FRONT ELEVATION

2657

300

2572

NUMBERBACKLIGHT

POLISHED STAINLESS FINISHLETTERBOX FRONT

FEATURE TIMBER/ COMPOSITEPRE FINISHED CLADDING

PARK FENCE ELEVATION

6

Owner: CONCEPT DRAWINGS

28 UNITSJOB No.

SHEET No.

SCALE 1 :100 A3

New residence on:

C

Arasi Constructions Pty Ltd

COPYRIGHT

15039

V V INVESTMENTS PTY LTD

Lot 201

OF 6

GNANGARA ROADLANDSDALE

Rev.

Standard Specification

MODEL No

Description

A

DateDwn

0000

No DescriptionNoDateDwn

Preliminary for Discussion AE 08/05/17

PERGOLA

6370

DOUBLEGARAGE

SECTIONAL DOOR

WITH REMOTE

ENTRY

PORCH

FAMILY

MEALS

PTY

FR

KIT

UP

NIC

HE

GROUND FLOOR

BED 1

WIRENS

DN

FIRST FLOOR

RO

BE

8m

23.1

5m

GUEST/BED 3

MULTI PURPOSE/BED 2

STORE

BATH

WC

DW

OV

ER

HE

AD

S

PO

T D

RA

WE

R

FEATURECLADDING(DASHED)

BBQ

BRICK NEIGHBOUR FENCE TO 1800THEN CONTINUE SLATSUP TO & ACROSS CANOPY

THEATRE

DN

FIRST FLOOR

BED 1

HIS

ENS

HERS

21c-2010AWN

21c-510FIXED

21c-2010AWN

21c-510FIXED

06c-

2410

12c-1410

06c-

1610

CL 34c

CL 31c

STAGE 1 STAGE 2

Issue for Planning AE 28/06/17

AIR

CO

NU

NIT

DUCT

DUCT

Amended Planning AE 13/10/17

L'D

RY

WM

BIN

BIN

4.6m²

L'DRYSCALE 1:50

TYPICAL UNITS 3-22, 27

5160

4055

4520

3370

3530

5130

3460

500

5160

3945

4420

3820

3170

3600

3260

3410

3070

4420

4000

4420

3820

Attachment 2f - Concept Plan - Floor and Elevation Plan

LOCATION PLAN

LEGEND

': I DEVELOPMENT BOUNDARY

ELECTRICAL INFRASTRUCTURE

HIGH VOLTAGE CABLE

LOW VOLTAGE CABLE

NOTE: EXISTING TREES TO BE REMOVED

LOT YIELD TABLE

Zone Lot Range No: Urban Development 2000-2999m2 1

3000-3999m2 1 5000-9999m2 1 Total Lots 3

Parth Lavel 1. 55 SI Gaorge* Terrace Perth WA6O0O t0afi346 0S00 Urbis Pty Ud ABN 50 105 256 228

Proposed Subdivision Plan - Green Title Lot 201 Pollino Gardens, Landsdale

Scale 1;1.000@ A3

0 10 20

® PROJECTNO: PAIQM DATE: 03i>2.17 DRAWING NO: SUB-02 REV: e

3.63 x 3.31

3.63 x 3.31

3.63 x 3.31

3.63 x 3.31

4.51 x 7.57

4.51 x 7.57

4.51 x 7.57

4.51 x 7.57

3.11 x 3.86

3.11 x 3.86

3.11 x 3.86

3.11 x 3.86

4.23 x 3.79

4.23 x 3.79

4.23 x 3.79

4.23 x 3.79

4.68 x 3.26

4.68 x 3.26

4.68 x 3.26

4.68 x 3.26

4.00 x 3.78

4.00 x 3.78

4.00 x 3.78

4.00 x 3.78

3.30 x 3.48

3.30 x 3.48

3.30 x 3.48

3.30 x 3.48

3.01 x 3.48

3.01 x 3.48

3.01 x 3.48

3.01 x 3.48

5.33 x 6.61

5.33 x 6.61

5.33 x 6.61

5.33 x 6.61

4.13 x 4.03

4.13 x 4.03

4.13 x 4.03

4.13 x 4.03

Owner: CONCEPT DRAWINGS

28 UNITSJOB No.

SHEET No.

SCALE 1 :200 A1

New residence on:

C

Arasi Constructions Pty Ltd

COPYRIGHT

15039

V V INVESTMENTS PTY LTD

Lot 201GNANGARA ROADLANDSDALE

Rev.

Standard Specification

MODEL No

Description

A

DateDwn

0000

No DescriptionNoDateDwn

W

SE

N

Preliminary for Discussion AE 08/05/17

Issue for Planning AE 28/06/17

Amended Planning AE 18/10/17

Cul-de-sac location is indicative onlyand subject to final engineering and traffic engineers design.

Final cul-de-sac design to position the cul-de-sacas far South AND as close as possible

to the proposed P.O.S as achievable in the road reserve

9000 R

45.3

2m

45.3

2m

45.3

2m

45.3

2m

INDICATIVE LOT SUBJECTINDICATIVE LOT SUBJECTINDICATIVE LOT SUBJECTINDICATIVE LOT SUBJECT

TO FUTURE DESIGNTO FUTURE DESIGNTO FUTURE DESIGNTO FUTURE DESIGN

ALFRESCO

ALFRESCO

ALFRESCO

ALFRESCO

GARAGE

GARAGE

GARAGE

GARAGE

ENTRY

ENTRY

ENTRY

ENTRY

BED 1BED 1BED 1

BED 1

BED 2BED 2BED 2

BED 2

L'DRYL'DRYL'DRYL'DRY

KITCHEN

KITCHEN

KITCHEN

KITCHEN

BATHBATHBATHBATH

THEATRE

THEATRE

THEATRE

THEATRE

BED 3BED 3BED 3

BED 3

WIRWIRWIRWIR

FAMILY

FAMILY

FAMILY

FAMILY

MEALS

MEALS

MEALS

MEALS

PORCH

PORCH

PORCH

PORCH

ENSENSENSENS

STO

RE

STO

RE

STO

RE

STO

RE

WCWCWCWC

GARAGE

GARAGE

GARAGE

GARAGE

BED 1BED 1BED 1

BED 1

ENTRY

ENTRY

ENTRY

ENTRY

ALFRESCO

ALFRESCO

ALFRESCO

ALFRESCO

STO

RE

STO

RE

STO

RE

STO

RE

ENSENSENSENS

BED 1BED 1BED 1

BED 1

PORTICO

PORTICO

PORTICO

PORTICO

KITKITKITKIT

THEATRE

THEATRE

THEATRE

THEATRE

BATHBATHBATHBATH

BED 2BED 2BED 2

BED 2

BED 3BED 3BED 3

BED 3

MEALS

MEALS

MEALS

MEALS

FAMILY

FAMILY

FAMILY

FAMILY

L'DRYL'DRYL'DRYL'DRY

WCWCWCWC

WIRWIRWIRWIR

20171011_PA1090_Response to Design Principles Design WA

11 October 2017

Mrs Coralie Claudio Senior Planner City of Wanneroo 23 Dunbar Road Wanneroo WA 6065

Dear Coralie,

LOT 201 POLLINO GARDENS, LANDSDALE - 28 GROUPED DWELLINGS - APPENDIX TO REPORT - DRAFT SPP7 DESIGN OF BUILT ENVIRONMENT - SCHEDULE 1 DESIGN PRINCIPLES

Thank you for the opportunity to provide additional information with respect to the abovementioned application. The letter is provided as an addendum to the abovementioned development application. Table 1 below, outlines how the develop meets the intent of the Design Principles outlined within Schedule 1 of draft State Planning Policy 7 Design of the Built Environment (SPP7).

Table 1 – Schedule 1 Design Principles

Design Principle Development Response

Context and character

Good design responds to and enhances the

distinctive characteristics of a local area,

contributing to a sense of place.

The distinctive characteristics of a local area include its prominent natural and built features, the overall qualities of its built environment, significant heritage elements, as well as social, economic and environmental conditions.

Good design responds intelligently and sensitively to these factors, interpreting rather than replicating existing features and enhancing the identity of the area, including the adjacent sites, streetscape and neighbourhood.

The proposed development responds to the design principle via the following:

• Provides a double storey product not provided for in the area and is a welcomed contrast to the product developed on neighbouring lots, adding diversity to the area;

• Deigned in modern architecture that deliberately compliments the surrounding bushland through contrast;

• Dwellings provide a different housing form than is currently provided in the locality – allowing for a different range of

20171011_PA1090_Response to Design Principles Design WA 2


Good design also responds positively to the intended future character of an area. It delivers appropriate densities that are consistent with projected population growth, and are able to be sustained by existing or proposed transport, green networks and social infrastructure.

Consideration of local context is particularly important for sites in established areas that are undergoing change or identified for change.

households and a more diverse community.

• Southern dwellings abut POS with views across the POS. Northern dwellings have north facing private open space, and views across Gnangara Road from the upper level; and

• Proposal provides density in line with the East Wanneroo Cell 5 – Local Structure Plan No 7 (Structure Plan).

Landscape quality

Good design recognises that together landscape

and buildings operate as an integrated and

sustainable system, within a broader ecological

context.

Good landscape design protects existing environmental features and ecosystems, enhances the local environmental context and regenerates lost or damaged ecosystem functionality, where possible. It balances consideration of environmental factors such as water and soil management, ground conditions, solar access, microclimate, tree canopy, habitat creation and preservation of green infrastructure with social, cultural and economic conditions.

Good landscape design employs hard and soft landscape and urban design elements to create external environments that interact in a considered manner with built form, resulting in well-integrated, engaging places that contribute to local identity and streetscape character.


• The development emphasises quality of spaces, from the oversized private open space, to the substantial tree planting within the internal street and the entry statement landscaping at either entrance proposed from Pollino Gardens and Bakana Loop;

• In conjunction with environmental and bushfire consultants, Strategen, Urbis Landscape Architects and the City, the proposal ties in with the landscape plan for the entirety of Lot 201(submitted as Landscape Design).

• The subject lot and surrounding existing/developing residential lots are subject to Bushfire Attack Level (BAL) of Flame Zone (FZ). Through



Good landscape design provides optimal levels of external amenity, functionality and weather protection while ensuring social inclusion, equitable access and respect for the public and neighbours. Well-designed landscape environments ensure effective establishment and facilitate ease of long term management and maintenance.

the collaboration of these consultants and the City, the landscape plan retains significant trees and two land parcels of 2,500 sq. m and achieves a BAL rating of BAL12.5 or BAL Low;

• All units are provided with an alfresco or pergola facilities in addition to large unroofed open space, which is directly contiguous to the internal living areas;

• The internal street incorporates pedestrian paths on both sides of the street in contrasting pavement colour to the street;

• The upper level is cantilevered over the garage, to increase the sense of enclosure to the street whilst minimising the visual dominance of the garage doors.

• Each dwelling entrance will have strata managed landscaping to provide quality sustainable landscapes that soften and complement the built form; and

• All units will have a feature backlit number and additional lighting along the internal street to create an attractive and safe environment at night.



Built form and scale

Good design provides development with massing

and height that is appropriate to its setting and

successfully negotiates between existing built form

and the intended future character of the local area.

Good design achieves an appropriate built form by responding to its site, as well as surrounding built fabric, in a considered manner, mitigating negative impacts on the amenity of neighbouring properties and public realm.

Good design considers the orientation, proportion, composition, and articulation of built form elements, to deliver an outcome that is suited to the building’s purpose, defines the public domain, respects important views, contributes to the character of adjacent streetscapes and parks, and provides a good pedestrian environment at ground level.


• Development provides a terrace typology, with a double storey element that is currently not available in the locality. This provides a much-needed diversity in house typology to cater for a broader cross-section of the community;

• Southern dwellings are built to look over the park, providing amenity and surveillance to the public realm. The dwellings to the north benefit from full northern exposure to the outdoor living areas, whilst having a double storey with a habitable room that looks over the internal street.

Functionality and build quality

Good design meets the needs of users efficiently

and effectively, balancing functional requirements

to deliver optimum benefit and performing well over

the full life-cycle.

Designing functional environments involves ensuring that spaces are suited to their intended purpose and arranged to facilitate ease of use and good relationships to other spaces. Good design provides flexible and adaptable spaces, to maximise utilisation and accommodate appropriate


• Development is consistent with the Structure Plan’s intended use and

density;

• Emphasis has been placed on liveability of the home from beginning of the project to ensure rooms are large, outdoor areas exceed minimum requirements, wider corridors and high ceilings are



future requirements without the need for major modifications.

Good build quality is achieved by using good quality and robust materials, finishes, elements and systems. Projects should be well-detailed, resilient to the wear and tear expected from its intended use, and easy to upgrade and maintain.

Good design accommodates required services in an integrated manner, without detriment to the overall design outcome.

provided to allow for flexibility and useability;

• Building uses good quality materials to ensure it will ‘age elegantly’;

• Provides flexibility through an optional additional room addition to the upper level; and

• Dwellings designed with architectural features, mix of colour and material.

Sustainability

Good design optimises the sustainability of the built

environment, delivering positive environmental,

social and economic outcomes.

Sustainable buildings utilise passive environmental design measures that respond to local climate and site conditions by providing optimal orientation, shading, thermal performance and natural ventilation. Reducing reliance on technology for heating and cooling minimises energy use, resource consumption and operating costs over the whole life-cycle of the project.

Other sustainable design measures include the use of sustainable construction materials, recycling, material re-use, harnessing of renewable energy sources, appropriate water management. Good design considers the ease with which sustainability initiatives can be maintained and managed.

Sustainable landscape and urban design adheres to established principles of water-sensitive urban


• Provides north facing outdoor living areas for northern lots;

• Cross-ventilation throughout all dwellings for good natural light and fresh air;

• Modern pergolas that allow for shading and light;

• Street trees on internal street to provide amenity and shade to dwellings and the internal street environment;

• Sustainable use of land through density provided in line with State planning objectives; and



design, and minimises negative impacts on existing natural features and ecological processes, as well as facilitating green infrastructure at all project scales.

• Landscaping to incorporate water sensitive design and planting.

Amenity

Good design optimises internal and external

amenity for occupants, visitors and neighbours,

contributing to living and working environments that

are comfortable and productive.

Good design provides internal rooms and spaces that are adequately sized, comfortable and easy to use and furnish, with good levels of daylight, natural ventilation and outlook.

Delivering good levels of internal amenity also includes the provision of appropriate levels of acoustic protection and visual privacy, adequate storage space, and ease of access for all.

Well-designed external spaces provide welcoming, comfortable environments that are universally accessible, with effective shade as well as protection from unwanted wind, rain, traffic and noise. Good design mitigates negative impacts on surrounding buildings and places, including overshadowing, overlooking, glare, reflection and noise.


• All dwellings include full sized bedrooms, oversized outdoor living areas;

• Dwellings design to ensure overlooking between dwellings is controlled, without the need for ‘after thought’ measures such as

screening devices;

• All dwellings include compliant store rooms with dual access;

• Raised ceilings throughout with high ceilings and a void in the entrance; and

• All common areas are managed by the strata.

Legibility

Good design results in buildings and places that

are legible, with clear connections and memorable

elements to help people find their way around.

Good urban design makes places easy to navigate, with recognisable routes, intersections and


• Despite the irregular shape of the parent lot, the development creates a highly legible entry to the



landmarks while being well-connected to existing movement networks. Sightlines are well-considered, with built form responding to important vantage points.

Within buildings, legibility is served by a clear hierarchy of spaces with identifiable entries and clear wayfinding. Externally, buildings and spaces should allow their purpose to be easily understood, and provide clear distinction between public and private spaces.

Good design provides environments that are logical and intuitive, at the scale of building, site and precinct.

dwellings that ensures a logical and accessible access to each dwelling;

• Footpaths to both sides of the internal accessway are proposed, providing for safe and legible access to all dwellings in the development and to surrounding future and existing footpaths;

• Southern lots will have direct gate access to the POS; and

• The proposal has been subject to numerous redesigns, with supporting technical analysis from Cardno to ensure sight line are catered for.

Safety

Good design optimises safety and security,

minimising the risk of personal harm and

supporting safe behaviour and use.

Safety and security is promoted by maximising opportunities for passive surveillance of public and communal areas and providing clearly defined, well-lit, secure access points that are easily maintained and appropriate to the purpose of the development.

Good design provides a positive, clearly defined relationship between public and private spaces and addresses the need to provide optimal safety and security both within a development and to adjacent public realm.


• Dwellings have been designed to provide passive surveillance over the POS from the southern dwellings and passive surveillance over the internal street via the habitable rooms of the second storey of all dwellings;

• The provision of density provides additional safety through passive surveillance;

• The development has been conceived with a desire to eliminate



Designing for safety also involves mitigating any potential occupational safety and health hazards that might result from a development during its construction, maintenance and operation.

opportunities for concealment and anti-social behaviour.

Community

Good design responds to local community needs

as well as the wider social context, providing

buildings and spaces that support a diverse range

of people and facilitate social interaction.

Good design encourages social engagement and physical activity in an inclusive manner, enabling stronger communities and improved public health outcomes.

In residential developments, good design achieves a mix of dwelling types, providing housing choice for different demographics, living needs and household budgets, and facilitating ageing-in-place.


• This overall development activates the POS area that is currently not utilised by providing surveillance and interaction directly from indoor and outdoor living areas of dwellings on the southern side of the development;

• The development provides a built form not currently provided for in the community;

• The development creates a highly amenable interface with the POS, creating a sense of safety and ‘urbanity’ and removes the highly

intrusive interface with Gnangara Road; and

• The design of the dwellings have been specifically catered towards flexible and adaptable living, with the provision of wider corridors for elderly, generous room sizes to allow for increasing bed sizes and the option of two floor layouts for upper levels.



Aesthetics

Good design is the product of a skilled, judicious

design process that results in attractive and inviting

buildings and places that engage the senses.

Good design resolves the many competing challenges of a project into an elegant and coherent outcome. A well-conceived design concept informs all scales, from the articulation of building form through to materiality and detail, enabling sophisticated, integrated responses to the complexities of local built form and landscape character.

In assessing design quality, consideration of aesthetics should not be limited to style and appearance; it should also account for design integrity, creativity, conceptual coherence and cultural relevance in a proposal.


• The dwellings and internal street have been design with architectural features such as overhanging upper floor, cladding that can be used to diversify each dwelling, specific lighting elements to provide an impressive entry point and safety for occupiers and visitors;

• Provides a legible design that encourages efficient land use on a constrained site; and

• The dwellings are built using innovative building techniques, whilst ensuring the development has a high-quality appeal.

• Due to the attached nature of the dwellings, only the shore methods such as a precast upper level to provide flexibility and an edge.

If you have any questions please don't hesitate to contact me on 9346 0511.

Yours sincerely,


Tim Dawkins Director

attachment 2f - concept plan - floor and elevation plan daps... · standard specification model no...

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