dap agenda

Agenda Development Assessment Panel Notice is hereby given pursuant to the Development Act 1993 that the next Meeting of Campbelltown City Council’s Development Assessment Panel will be held in Meeting Rooms 1 and 2, 172 Montacute Road, Rostrevor on

Tuesday 19 January 2016 at 6.30 pm

for the purpose of considering the items included on the Agenda. Jodie Terp Acting Manager Planning Services

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Terms of Reference Membership 1. Each Member of the Panel shall be appointed at the discretion of the Council in accordance

with the provisions of the Development Act, 1993 (the Act). 2. The Panel shall be comprised of:

3 Elected Members

4 independent Members (with appropriate qualifications and experience) to be appointed by Council following the calling of expressions of interest.

3. One of the independent Members shall be appointed by Council to the position of Presiding

Member of the Panel. In the absence of the Presiding Member, the Panel shall nominate an acting Presiding Member for the duration of that meeting.

4. Members of the Panel shall be appointed for a period consistent with appointments to

Council’s other major committees, or a maximum period of two years unless otherwise determined by the Council, and members are eligible for reappointment.

5. The office of a Member of the Panel shall become vacant if any of the circumstances in

Section 56A(3)(h) of the Development Act 1993 (the ‘Act’) occur, or if the Member is removed from office by Council.

6. Council may remove any Member from membership of the Panel if any of the

circumstances in Section 56A(3)(g) of the Act apply. 7. Remuneration for the Independent Members shall be set by Council. Documentation 8. In the performance of its functions, the Panel shall observe the requirements of the

Development Act 1993, Development Regulations 2008, and the approved terms of reference, policies, delegations, guidelines and protocols of the Council that are relevant to the Development Assessment Panel.

9. The Panel shall prepare and adopt Meeting Procedures to supplement procedures directing

the Panel’s conduct of the business as determined by the Development Act 1993 and the Development Regulations 2008. The Panel’s Meeting Procedures may be subsequently amended, substituted or revoked at any time.

10. Panel Members shall comply with the Minister’s Code of Conduct - Section 21A

Development Act 1993 dated 26 February 2007. Meetings 11. The Panel shall meet on the first Tuesday from 6.30 – 7.30 pm and the third Tuesday from

6.30 – to 7.30 pm of each month (except where that day is a public holiday when the meeting shall be held on the next ensuing working day) unless the Council or Panel otherwise determine.

12. The Panel shall meet at the Council offices at 172 Montacute Road, Rostrevor.

13. In the circumstance that there are no Development Applications to be considered, the

Manager responsible for the Council Development Assessment Panel, with the agreement of the Presiding Member may cancel a scheduled meeting. Where this occurs, Members must be advised by email, a notice placed on Council’s website, notices placed where physical copies of the CDAP Agenda are usually displayed and a notice on the door of the Council offices on the evening of the meeting.

14. All meetings shall be conducted in a place open to the public except in circumstances in

which the Panel may lawfully exclude the public from attendance pursuant to the relevant provisions of the Act.

15. The agenda for each meeting of the Panel shall be placed on public display in the principal

office of the Council at least three business days before the relevant meeting. 16. The Chief Executive Officer shall ensure that accurate minutes are kept of the proceedings

at each meeting of the Panel. 17. Minutes of each meeting of the Panel shall be placed on public display in the principal office

of the Council within five days after the meeting. 18. The Panel may, before it releases a copy of any minutes to the public, exclude from the

minutes information about any matter dealt with on a confidential basis by Members of the Panel.

Reporting 19. The minutes from each Panel meeting shall be included on the following Council agenda for

noting. 20. A Member of the Panel who is not an elected member of the Council must disclose their

financial interests in accordance with Schedule 2 of the Act. 21. The Panel shall receive at each meeting a report from staff detailing the applications for

new dwellings on allotments under 500 square metres that were assessed by staff under delegated authority in the intervening period.

22. For the purpose of Section 56A(2)(b) of the Act, the Council determines not to impose any

specific reporting and accountability requirements in addition to an annual report of the Panel’s activities to be included in Council’s Annual Report.

Delegations 23. Delegations from Council to the Panel are as adopted by Council and specified in Council’s

Delegations Register and Development Delegations Policy. The Panel may advise Council from time to time of its views on the effectiveness of the delegations, and other trends and issues that have arisen in the exercise of its powers and functions.

Complaints 24. Complaints about the Panel will be managed in accordance with the adopted Council

Development Assessment Panel Complaints Handling Policy.

Chairperson: Mr S Smith Members: Mr N Grigg Mr J Kennedy Ms A Leombruno Ms J Newman Mr D Starr Mr P Johnson

Table of Contents

1. Apologies ............................................................................................................... Page 1

2. Minutes .................................................................................................................. Page 1 3. Category 2 Developments

3.1 Development Number 170/0747/15 – 5 Roy Road, Paradise ......................... Page 13

3.2 Development Number 170/1025/15 – 1 Charles Street, Tranmere and rear of 122 Glynburn Road and 128 Glynburn Road, Tranmere .............. Page 35

4. Policy Issues .......................................................................................................... Page 105

5. Dwelling Approval Report ........................................................................................ Page 109

Agenda - Development Assessment Panel 19 January 2016

TRIM Reference 16/870

1. Apologies

2. Minutes

Recommendation That the minutes of the meeting of the Special Development Assessment Panel held on 22 December 2015 as printed and circulated be taken as read and confirmed.

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Minutes Special Development Assessment Panel Minutes of the Special meeting of the Development Assessment Panel held in the Council Meeting Rooms 1 and 2, 172 Montacute Road, Rostrevor on Tuesday 22 December 2015

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Minutes - Development Assessment Panel 22 December 2015

TRIM 15/77061 Page 1

Chairperson: Mr S Smith Members Present: Mr N Grigg Mr J Kennedy Ms A Leombruno Ms J Newman Mr D Starr Mr P Johnson Council Staff Present: Manager Planning Services Team Leader Development Assessment & Compliance Development Officer - Planning Meeting Commenced: 6.00 pm Meeting Concluded: 8.30 pm 1. Apologies Nil. 2. Minutes Mr Kennedy moved and Mr Starr seconded that the minutes of the meeting of the Development Assessment Panel held on Tuesday 15 December 2015 as printed and circulated be taken as read and confirmed. Carried

3. Category 2

3.1 Development Number 170/0954/15 Applicant: D'Andrea & Associates

Date Registered: 18/09/2015

Development Plan: Consolidated 31 July 2014

Subject Site: 7 Dutton Avenue, Hectorville

Existing Use: Single storey detached dwelling

Proposed Development:

To erect 2 two storey residential flat buildings containing a total of 6 dwellings

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Zone: Residential Zone - Regeneration Policy Area

Public Notification: Category 2 - 4 Representations

Kenneth and Helen Shannon Karen Jenkins John Hamakers Wojciech Todt

Assessing Officer: Nick Legoe

Recommendation: Grant Development Plan Consent

Mr Johnson moved and Ms Newman seconded that using the powers delegated to it, the Development Assessment Panel grant Development Plan consent to the application by D'Andrea and Associates Pty Ltd to erect 2 two storey residential flat buildings containing a total of 6 dwellings together with associated car parking and landscaping at 7 Dutton Avenue, Hectorville, subject to the following conditions: 1. That except where minor amendments may be required by other relevant Acts, or

by conditions imposed by this application, the development is to be established in strict accordance with the endorsed stamped details and plans submitted in Development Application number 170/0954/15 and all works shall be completed to the reasonable satisfaction of Council prior to the occupation and/or use of the development.

Reason: To ensure that the development is built in accordance with the approval.

2. All stormwater from whole of the site is to be drained to the street watertable or

Council underground stormwater system including rear allotment drainage if available. Discharge from the site shall be limited to a maximum of 3 litre/second unless otherwise advised by Council Engineering Staff

Reason: To protect Council’s underground stormwater drainage system.

3. The side and rear elevation upper level windows of dwellings 1-3 will be fitted with manufactured obscure glass to a minimum height of 1.7 metres above the upper floor level, such windows to be permanently fixed shut other than by a wind out mechanism (opening to no greater than 150mm) and hinged at the top or bottom of the window panel. The obscure glass must be fitted prior to commencement of use of the dwellings and is to be maintained at all times.

Reason: To minimise overlooking of adjoining properties. 4. All upper level windows of the dwellings 4-6 will be fitted with manufactured obscure

glass to a minimum height of 1.7 metres above the upper floor level, such windows to be permanently fixed shut other than by a wind out mechanism (opening to no greater than 150mm) and hinged at the top or bottom of the window panel. The obscure glass must be fitted prior to commencement of use of the dwellings and is to be maintained at all times.

Reason: To minimise overlooking of adjoining properties.

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5. The landscaping areas denoted on the plans attached to the development

application hereby granted approval shall be established within 3 months of the buildings being occupied and shall be maintained in good condition at all times in a manner to the reasonable satisfaction of Council.

Reason: To maintain amenity and site of locality.

6. Low level energy efficient lighting is to be installed throughout the common areas

and maintained in good condition at all times. The subject lights shall be of a suitable luminance so as to not cause impacts to adjoining properties by way of light overspill.

Reason: To illuminate the common areas to make safe at night.

7. The driveway shall remain clear and unrestricted at all times to allow for visitors to

the site to access visitor parking areas. At no time shall a gate or other barrier be installed across the driveway without the prior consent of the relevant authority.

Reason: To ensure visitors to the site can access designated parking areas.

8. The engineered site drainage plan prepared by Residential Commercial Industrial

Consulting Engineers titled C20012 and date 12 October 2015 is to be amended to be consistent with the amended site plan prepared by D'Andrea & Associates labelled sheet 1 of 2 and dated 9 December 2015. The amended plan is to be provided to Council prior to seeking Development Approval from Council.

Reason: To ensure that all plans are consistent 9. All driveways, parking and manoeuvring areas must be formed and sealed with

textured concrete or paving blocks and be properly drained. This must be maintained in good condition thereafter.

Reason: To ensure usable and safe car parking. Notes 1. Building Specifications for the above Planning Consent must be received by Council

within 12 months of the date of the Consent. Should documentation not be received by this date, then either an extension of time may be granted following a request in writing and the appropriate fee or a new application for Planning Consent may be required.

Reason: To comply with the Development Regulations 2008.

2. Any existing driveway inverts and crossovers that Council considers redundant as a result of development hereby approved, shall be reinstated at the applicant's expense and in accordance with Council specifications.

Reason: To ensure useable and safe carparking.

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3. Replacement boundary fencing and/or retaining walls which in the opinion of Council result from the development shall be erected at the applicant’s expense but this condition does not negate the rights at common law of the owners of adjoining land in respect to any boundary fence. Appropriate consultation with the owners of adjoining land should be undertaken prior to the commencement of any construction.

Reason: To ensure the appropriate functioning of the development and site. 4. The following Council Requirements shall be observed:

(a) Levels at the property boundary to be 75mm above the adjacent top of kerb as

per SD4 (unless otherwise approved by Council due to topography issues). Reason: To meet relevant DDA requirements and to prevent stormwater

entering the property.

(b) All crossovers must be constructed in accordance with Council’s specification SD4.

Reason: To meet relevant DDA requirements.

(c) Any damage to Council’s infrastructure, street furniture or street trees as a

result of the construction of the development shall be immediately reinstated to Council’s specifications and standards by the applicant in a timely manner.

Reason: To maintain the amenity of the site and to provide a DDA access

to all users at all times. (d) Verge must be left clean, firm, flat and unobstructed to pedestrians at all time

during the building works. Reason: To allow safe pedestrian movement at all times.

5. During construction of the development hereby approved, the following shall be

observed:

(a) Dust from any work undertaken on the site shall be reasonably controlled at all times by daily watering or other method deemed satisfactory by Council.

(b) Noise generated at the site shall be kept to a minimum and in accordance with

the policies adopted under the Environment Protection Act. (c) Vehicles owned by the employees of contractors and sub-contractors working

on the development shall not be parked on the footpath and shall be parked within the site where possible.

(d) Any dirt or debris from the site deposited onto existing roadways and

watertable by the applicant’s contractors or subcontractors shall be cleared immediately.

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(e) All earthworks shall be confined to and contained entirely within the property boundaries and must not encroach on or over adjoining properties or the roadside verge/reserve.

(f) Any refuse on the site shall be controlled by the use of a refuse container of a

size and type to the reasonable satisfaction of Council. (g) A fence or other barrier shall be erected on the subject land to ensure that all

vehicular access to the site is restricted to the invert in the kerb and watertable.

(h) Any damage to Council infrastructure, street furniture or trees as a direct result

of the construction of the development hereby approved shall be immediately made good by the applicant in a manner to the reasonable satisfaction of Council.

(i) Any stormwater runoff and wastewater or washdown water shall be managed

in accordance with the Environment Protection Agency’s Code of Practice for the Building and Construction Industry to the reasonable satisfaction of Council.

(j) Care shall be taken to ensure that no trespass occurs with regard to adjoining

properties without the prior consent of the relevant property owner. Reason: To maintain the amenity of the site and locality and minimise the impact on adjoining properties.

Carried

3.2 Development Number 170/0916/15 Applicant: D'Andrea & Associates

Owner: Giuseppe La Scala & Daniela La Scala



Subject Site: 45 George Street, Paradise

Existing Use: Single storey detached dwelling


To erect four double storey residential flat buildings comprising of 18 dwellings

Zone: Residential – Suburban Policy Area 4

Public Notification: Category 2 – 14 representations received from:

E Carroll of 1 La Scala Court, Paradise L & P Pesa of 3 La Scala Court, Paradise M & K Rodley of 5 La Scala Court, Paradise J Broome of 7 La Scala Court, Paradise F Horwood of 9 La Scala Court, Paradise

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W Ryan of 11 La Scala Court, Paradise L & R McPherson of 13 La Scala Court, Paradise P Pagnozzi & I Callus of 14 La Scala Court,

Paradise C Ashenden of 15 La Scala Court, Paradise A Virag & K Clements-Virag of 17 La Scala Court,

Paradise Matthew Crag (Wirrina Homes Incorporated) of 59

George Street, Paradise I & S Moulton of 4/59 George Street, Paradise D & D McLaughlin of 5/59 George Street, Paradise M Horne of 6/59 George Street, Paradise

*Representors in bold have indicated a desire to be heard by the Panel

Assessing Officer: Matthew O’Dwyer

Recommendation: To grant development plan consent to the proposed development subject to conditions

The following persons were heard and asked questions by the Development Assessment Panel: A Virag & K Clements-Virag of 17 La Scala Court, Paradise

E Carroll of 1 La Scala Court, Paradise

L & P Pesa of 3 La Scala Court, Paradise

J Broome of 7 La Scala Court, Paradise

P Pagnozzi & I Callus of 14 La Scala Court, Paradise

W Ryan of 11 La Scala Court, Paradise

C Ashenden of 15 La Scala Court, Paradise

M Rolfe of URPS on behalf of the applicant. Mr Kennedy moved and Ms Leombruno seconded that the application 170/0916/15 for 45 George Street, Paradise be deferred to allow the applicant to consider: 1. the provision of private open space for dwellings 1-11, specifically size, location and

orientation. 2. the provision of additional service yards separate to the private open space areas. 3. the provision of total site coverage for the site being reduced to meeting the

Development Plan provisions.

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4. an additional independent traffic engineer’s report to be done at the cost of the Council to further assess traffic impacts to La Scala Court and George Street.

Carried

4. Category 3

4.1 Development Number 170/0995/15 Applicant: Newton Homes & Maintenance

Owner: Newton Homes & Maintenance



Subject Site: 2 Louis Crescent, Newton and 81A and 81B Newton Road, Newton

Existing Use: Vacant Land


To erect a two-storey office complex together with a shared car park facility associated with the adjoining bulky goods store

Zone: Residential – Regeneration 3 Policy Area and Commercial Zone

Public Notification: Category 3 – 3 Representations received by:

Raimonda Belperio of 6A Louis Crescent, Newton

Michelina Podreka of 4A Louis Crescent, Newton Lino & Rosanna Tonellato of 4B Louis Crescent,

Newton

(representor in bold has requested to address the panel)

Assessing Officer: Darren Adams

Recommendation: To Refuse Development Plan consent

Mr Kennedy moved and Mr Grigg seconded that application 170/0995/15 for 2 Louis Crescent, Newton be deferred to allow the applicant to consider alternative options for built form in relation to reducing the overall bulk and scale of the development and reduce the visual impact and overshading to neighbouring dwellings. Carried

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Certified a true record ............................................. CHAIRPERSON Taken as read and confirmed this day of ............................................. CHAIRPERSON

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3. Category 2

3.1 Development Number 170/0747/15 Applicant: Mr Darren Sun

Owner: Meng Zhang



Subject Site: 5 Roy Road, Paradise

Existing Use: Detached Dwelling

Proposed Development: To erect Two Double Storey Detached Dwellings

Zone: Residential – Suburban Policy Area 4

Public Notification: Category 2 – 2 Representations Received from:

Adam Wegner of 3 Roy Road, Paradise Lynette Osman of 6 Roy Road, Paradise

Assessing Officer: Matthew O’Dwyer

Recommendation: To Grant Development Plan Consent to the proposed development subject to conditions

This application involves a Category 2 development which underwent the appropriate public notification procedures, pursuant to Schedule 9 of the Development Regulations 2008 and two (2) representations were received. The application has been brought before the Panel as representations have been received. The Development Assessment Panel has the delegated power to grant, defer or refuse Development Plan Consent to the application.

Site

The subject land is located on the northern side of Roy Road on the corner of Roy Road and Ozone Parade. The site is approximately 200 metres south of George Street and 470 metres east of Silkes Road (see locality map). The land is located in a Residential Zone – Suburban Policy Area 4. The land currently contains a single storey red brick dwelling facing onto Roy Road. There is an existing single width vehicle access to the site located on the northern side of the Ozone Parade frontage. The site is regular in shape with an allotment width of approximately 19.95 metres and a depth of approximately 38.79 metres. The overall site area of the allotment is approximately 791 square metres. The allotment has a slight fall to the north, away from Roy Road. There are no regulated or significant trees located on the site or near the boundaries which would be affected by the development. There are two street trees along Ozone Parade, one of which will need to be removed as part of this development. The tree has been assessed by Council’s Arborist and has approval for removal subject to the payment of a replacement street tree fee, which has been recommended as a condition of any approval.

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Locality The immediate locality consists of residential development being mainly single storey and double storey dwellings on conventional 700 square metre and smaller 350 square metre allotments. There are a number of areas of public open space within walking distance of the subject site, including Thorndon Park (located approximately 170 metres south of the allotment), Paradise Primary School (approximately 220 metres west of the allotment) and Max Amber Sports field (approximately 300 metres east of the allotment) which provides a vast amount of public open space. Proposal The proposal seeks to erect two double storey dwellings on the allotment. Both dwellings will have identical floor plans and layout, however would be located on different sized allotments. Both dwelling 1 and 2 would consist of a ground floor comprising a double car garage, a laundry, an open plan kitchen/dining/living area, a master bedroom with walk-in-robe and ensuite, and a second lounge/living area. The first floor would contain a bedroom with walk-in-robe and ensuite, 2 additional bedrooms, a bathroom, an open rumpus/family area and a front balcony. Both dwellings would have independent vehicular access through separate driveways. The roofing for the dwellings would be colorbond metal roof sheeting. The dwellings would have floor to ceiling height of 2.7 metres above the finished floor level on both ground and upper floors and a total wall height of 5.8 metres to the eaves.

Criteria Dwelling 1 Dwelling 2 Minimum

requirements

Allotment Size 378.1 m² 412 m² Min 350m²

Site Cover 39% 36.6% Max 50%

Private Open Space 97 m² 150 m² Min 60m²

Car Parking 4 spaces 4 spaces Min 3 spaces

Front setback 5 metres 5 metres Min 5 metres

From the table above it can be seen that the proposed development satisfies all of the provisions outlined in the Development Plan. Public Notification The application is a Category 2 development and underwent the appropriate public notification and a total of two (2) representations were received.

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A complete copy of all representations and the applicant’s response are included as attachments to this report. Below is a summary of the responses received and a comment from Council Staff in relation to the representations received during the Category 2 public notification period. An in depth assessment of the application against the relevant Objectives and Principles of Development Control from Councils Development Plan will follow in a later section of this report.

Overshadowing

Representation summary

The proposed dwellings will overshadow the neighbouring properties and they will have no natural light.

Applicant's response

All of the proposed setbacks meet the requirements outlined in the plan and as a result overshadowing will not be an issue for neighbouring dwellings.

Council response

While there is no quantitative figure prescribed in Council’s Development Plan regarding overshadowing, Council Planning Staff are satisfied that the general overshadowing design guidelines have been met as the proposed dwelling enables winter sunlight into adjacent dwellings and private open space. As the subject site runs north-south, the proposed development will shade the adjoining western allotment (3 Roy Road) for a short period in the early morning. The upper storey setbacks to neighbouring properties are in excess of 4 metres and will not cause any substantial overshadowing onto the neighbouring allotments. Planning staff believe that the proposed development will not have a significant detrimental impact on adjoining properties regarding overshadowing.

Traffic/Parking

Representation summary

The proposed dwellings will create more traffic and parked cars on the street.


The Applicant did not provide a response.

Council response

The proposed dwellings both have a double garage and 2 additional visitor car parks located on site. The four on site car parks per dwelling satisfies the relevant provisions of the Plan and it is not anticipated that there will be parking issues in the locality as a result of the new dwellings. Furthermore, the traffic movements anticipated for Roy Road and the surrounding streets as a result of the proposed development will not have an adverse impact on the adjacent road network.

Restricted views Representation summary

The current view to the hills that number 3 Roy Road currently has will be lost due to the height and location of the proposed dwelling facing onto Ozone Parade.


The Applicant did not provide a response.

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Council response

This is not something that can be assessed as part of the development.

Privacy Representation summary

The privacy of the neighbouring dwellings will be compromised with the proposed double storey dwellings.


Obscure glazing has been placed on the upper level windows to ensure neighbours privacy.

Council response

Council’s Development Plan requires that all upper level windows be fixed and obscure glazed up to 1500mm above the finished floor level of the upper floor. This has been exceeded as part of the proposal with obscuring glazing proposed to 1700mm above the finished floor level. It is recommended that this be conditioned as part of the approval.

Landscaping Representation summary There is a lack of landscaping on these higher density dwellings which will result in excessive energy consumption.

Applicant's response Sufficient landscaping has been designed to both the front and rear yards of the proposed dwellings.

Council response Council is satisfied that there are sufficient areas on site for adequate landscaping to be located on site. The proposed site coverage for each dwelling is under 40% which will result in large front and rear yards.

Planning Assessment

The key issues and relevant Objectives and Principles of Development Control specific to the site and proposal are indicated below:

Desired Character and Site Area

Residential Zone Suburban Policy Area Objective 1 Residential Zone Suburban Policy Area Principle of Development Control 1, 2, 4 General Section Design and Appearance Principle of Development Control 1 The desired character statement of the Policy Area envisages primarily detached and semi-detached dwellings on sites of 350 square metres or greater. It is considered that the proposed low density development meets the envisaged desired character of the area. The desired character statement for the Suburban Policy Area envisages development to comprise a range of dwelling types of one or two stories. On balance the proposed development is therefore considered to meet the desired character of the area and the proposed development will contribute positively to the appearance and character of the locality.

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Overshadowing

General Section Design and Appearance Principles of Development Control 9

While there is no quantitative figure prescribed in Council’s Development Plan regarding overshadowing, Council Planning Staff are satisfied that the general overshadowing design guidelines have been met as the proposed dwelling enables winter sunlight into adjacent dwellings and areas of private open space. As the subject site runs north-south, the proposed development will shade the adjoining western allotment (3 Roy Road) for a short period in the early morning. The upper storey setbacks to neighbouring properties are in excess of 4 metres and will not cause any substantial overshadowing onto the neighbouring allotments. Planning staff believe that the proposed development will not have a significant detrimental impact on adjoining properties as a result of overshadowing.

Visual Privacy

General Section Design and Appearance Principle of Development Control 10 General Section Residential Development Principles of Development Control 19

The side and rear upper storey windows of the dwellings would be fitted with fixed obscure glazing to a height of 1.7 metres above the proposed finished floor level or positioned so that the windows are located 1.7 metres above the proposed finished floor level, as per the Development Plan requirements. This can be enforced by way of condition. Council Staff consider that the proposed development satisfactorily meets the provisions outlined in the Development Plan.

Traffic and Parking

General Section Transport and Access Principles of Development Control 10, 11, 22, 23, 24, 28, 30, 35, 36, 38, 39, 40, 41, General Section Residential Development Principle of Development Control 6 Table Cam/1 – Off Street Vehicle Parking Requirements

The proposed dwellings both have a double garage and 2 additional visitor car parks located on site. The four on site car parks per dwelling satisfies the relevant provisions of the Plan and it is not anticipated that there will be parking issues in the locality as a result of the new dwellings. Due to the location and orientation of the allotments there is sufficient on street parking in front of the proposed dwellings for further visitors to park.

Furthermore, the traffic movements anticipated for Roy Road and the surrounding streets as a result of the proposed development will not have an adverse impact on the adjacent road network as the anticipated movements from the dwellings is not considered to be excessive.

Internal Referrals

Council’s Engineers

The application was referred to Council’s Engineering Department in order to assess the proposed site drainage plan. The Engineers have suggested that the storm water drainage plan satisfies the relevant standards.

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Conclusion It is considered that the proposed development sufficiently complies with all of the relevant Objectives and Principles of Development Control within Council’s Development Plan for a development of this kind. The proposed dwellings would provide a greater diversity of housing types within the locality which would meet the objectives set out in the Suburban Policy Area desired character statement as well as satisfy all of the relevant Principles of Development Control. The development would not detract from the character or amenity of the locality or impinge on the privacy of adjoining properties and the development is considered to represent an appropriate design response to changing demographics and environmental priorities which seek to increase urban densities in suitable locations. The proposal on balance is not considered at variance with the Development Plan provisions and is worthy of consent. Recommendation That using the powers delegated to it, the Development Assessment Panel Grant Development Plan Consent to the application by Mr Darren Sun to erect two double storey dwellings at 5 Roy Road, Paradise subject to the following conditions: 1. That except where minor amendments may be required by other relevant

Acts, or by conditions imposed by this application, the development is to be established in strict accordance with the endorsed stamped details and plans submitted in Development Application number 170/0747/15 and all works shall be completed to the reasonable satisfaction of Council prior to the occupation and/or use of the development.

Reason: To ensure that the development is built in accordance with the approval.

2. The control and disposal of all stormwater from the building(s) and the subject land shall be to the reasonable satisfaction of the Council and all paving shall be installed so as to drain to the street watertable in a manner to the reasonable satisfaction of the Council.

For all rainfall events up to a 20 year storm (ARI) the rate of discharge of stormwater from the land shall not exceed that for a 5 year storm and the drainage system shall be designed to retain or detain the difference.

Reason: To reduce the flow of stormwater off the subject land to a rate which does not exceed the system’s capacity.

3. The side and rear upper level windows of the dwellings will be fitted with manufactured obscure glass to a minimum height of 1.7 metres above the upper floor level, such windows to be permanently fixed shut other than by a wind out mechanism (opening to no greater than 150mm) and hinged at the top or bottom of the window panel. The obscure glass must be fitted prior to commencement of use of the dwellings.

Reason: To minimise overlooking of adjoining properties.

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4. The street tree adjacent to the subject land shall be removed by the applicant

and new trees shall be planted by Council at the applicant’s expense. A street tree replacement fee of $450.00 shall be paid to the Council prior to the granting of Development Approval.

Reason: To preserve and enhance the amenity of the site and locality.

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3.2 Development Number 170/1025/15 Applicant: Precinct One Property Group Pty Ltd

Owner: Mario Iandiorio, Dolores T Iandiorio, Margaret Treppiedi

Date Registered: 8 October 2015

Development Plan: Consolidated – 31 July 2014

Subject Site: 1 Charles Street, Tranmere & rear of 122 Glynburn Road and 128 Glynburn Road (to rear of Units 1-3), Tranmere

Existing Use: Residential


To erect 2 residential flat buildings comprising of 12 two storey dwellings with associated 2m high rendered wall to street frontage, common driveway and landscaping with associated earthworks and retaining walls

Zoning: Residential Zone – Regeneration Policy Area 3

Public Notification: Category 2 – 3 valid representations received from:

June D’Costa of 2D Charles St, Tranmere

Katrina Bentley and Jason Brett of 2/124-128 Glynburn Rd, Tranmere

Sonika Sharma of 1/124-128 Glynburn Rd, Tranmere

No Representors wish to be heard.

Mr Marcus Rolfe from URPS (Urban & Regional Planning Solutions) will respond on behalf of the applicant to any questions asked by the Panel, if required. *Note – the Representors from the units refer to their address at

124-126 Glynburn Road, while Council’s system identifies the property containing all 3 units as 128 Glynburn Road. In the absence of a number 124 and 126 on Council’s system, this report refers to these properties collectively as

124-128 Glynburn Road, which are currently on one title.

Assessing Officer: Andrew Cronin

Recommendation: To Grant Development Plan Consent

This application involves a form of development that is neither complying or non-complying in nature and therefore must be considered on planning merit against the relevant Development Plan, in accordance with Section 33(1) of the Act.

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The proposal is a Category 2 form of development, which underwent the appropriate public consultation and four (4) representations were received by Council, only 3 of which are valid representations for the purposes of Section 38[4] of the Act, as one representation was received from a person not comprising an owner or occupier of adjacent land. None of the representors have expressed a desire to be heard in support of their representation. The applicant has responded to the representations in writing and has expressed a desire to be heard by the Panel to respond to any matters raised by Panel Members, should this be required. The application has been brought before the Panel due to representations being received. The Development Assessment Panel has the delegated power to grant or refuse Development Plan Consent to the proposal. Subject Site The subject site is not defined by cadastral boundaries at present, but rather comprises the entirety of one allotment, and approximately the rear half of two other allotments, which have frontage to another road and existing dwellings that would remain, should the proposal go ahead. A copy of the Certificate of Title for each parcel is contained in the attachments to this report. The subject site is located towards the western edge of the Council region and comprises the entire allotment comprising 1 Charles Street Tranmere, currently containing a detached circa 1950s brick and tile dwelling with associated outbuildings, and the balance of land at the rear of units contained in 124-128 Glynburn Road Tranmere (approximately defined by existing fences separating these units from a vacant area that contains derelict garaging); and the rear half of the allotment containing 122 Glynburn Road, Tranmere which currently contains an unoccupied circa 1920s detached bungalow with associated outbuildings at the rear, which would be demolished to accommodate the proposal. The proposal results in a development site of approximately 51.8 metres deep on the western side and 45.72 metres deep on the eastern side, and with the eastern and western boundaries being approximately parallel but marginally narrower towards the rear having a width of approximately 39 metres, and frontage of 39.60 metres to Charles Street. The overall site area is approximately 1920 square metres. The land has a benign fall of no greater than 3% towards the north-west corner and some vegetation in the form of relatively large trees, both exotic and indigenous species, particularly at the rear of 1 Charles Street, however none of these are regulated or significant trees. The approximate outline of the site can be seen in the aerial photography on the following page, as well as the location of the representors.

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Locality The locality comprises an area that extends approximately 120 metres to the north and south of the site including along Glynburn Road and approximately 80 metres to the east along Charles Street, where it intersects with Sando Avenue and continues along Sando Avenue approximately 60 metres in each direction, and approximately 80 metres to the west to the opposite side of Glynburn Road, including the properties notified within Glynde in City of Norwood, Payneham and St Peters and the first properties in Janet Street on the opposite side of Glynburn Road. Within the locality there is primarily residential development from the post war era, with a mix of housing styles and density, however the predominant form of housing stock comprises detached single and two storey brick veneer dwellings on infill allotments facing the street, resulting from land divisions that have occurred mostly in the last 20 years. There are exceptions however, with a number of residential flat buildings, row dwellings and unit complexes in the locality, and remnant interwar and post-war housing stock on traditional, large, rectangular allotments facing a street. Adjacent development includes a single storey circa 1970s residential flat building to the west of the site containing 3 dwellings, forming part of an allotment that will also accommodate part of the development site, and a circa 1980s brown brick residential unit complex directly to the north. Most remnant detached brick dwellings in the locality from the interwar and immediately post war era are concentrated on Glynburn Road, and these are generally isolated among the more common infill development. The site is approximately 25 metres from Glynburn Road and this is a secondary arterial road that carries approximately 27,400 vehicles per day according to the 24 hour ARI daily traffic volumes data produced by the Department for Planning, Transport and Infrastructure [DPTI] and has relatively frequent bus services that connect to major shopping and community hubs. This includes the H33 bus that connects to the city south-west bound through Glynde, Maylands and Kent Town, which is a trip of approximately 25 minutes to King William Street, and the H21 bus that follows Glynburn Road and The Parade to the city, in a trip of approximately 35 minutes. The closest bus stop is Stop 17 near William Street, approximately 90 metres walking distance south from the subject site. Public recreation facilities in the locality include Herb Reid Reserve, approximately 300 metres south-east of the site, which has 4 hard court tennis courts, play equipment and passive recreation opportunities. Approximately 530 metres south of the subject site is the Firle District Shopping Zone, in City of Norwood, Payneham and St Peters, which contains a relatively large shopping centre complex anchored by a major supermarket and department store and complemented by a range of smaller shops and other facilities. There is also the Glynburn Shopping Centre complex within 400 metres of the site and the Tranmere Village centre within the same distance, which includes ‘ServiceSA’ government offices, health facilities, small shops including a pharmacy and medical consulting rooms. The broader locality is well serviced with facilities that cater for day to day needs. These are generally within convenient walking distance of the subject site.

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Proposal The proposal comprises the construction of two residential flat buildings each being two storeys in height, and each containing 6 dwellings with 3 bedrooms, 2 bathrooms, single garages and tandem visitor spaces. The buildings face onto a paved common central driveway, which services all of the dwellings and there are landscaping beds incorporated along parts of the driveway, within common areas. There is a common visitor space also located in a paved car park that has direct access to Charles Street separate from the common driveway, in the south-western corner of the site. The proposal also includes an easement proposed over 122 Glynburn Road to accommodate private stormwater disposal services from the subject site, at the lowest corner of the site, thus minimising the extent of retaining walls necessary to achieve appropriate stormwater disposal from the site. The highest retaining walls are located on the northern boundary of the site, with a maximum height of approximately 500mm, and new Colorbond fencing to 1.8 metres height is proposed for external common boundaries. The proposal incorporates a 2 metre high rendered fence with landscaping beds along the primary frontage of the site facing Charles Street. The landscaping beds are accommodated in front of sections of Colorbond fencing that are inset from the allotment frontage. Existing improvements on the site will be demolished to accommodate the proposal; however this will be subject to a separate application requiring building rules consent only. There is no heritage value associated with the dwelling or other structures on site, nor any heritage value associated with nearby buildings or sites. It should be noted that the existing dwellings at 122 Glynburn Road and 124-128 Glynburn Road will remain following construction, should consent be granted, and the existing car parking, setback and private open space arrangements remain unaltered for the latter, while a 3 metre rear setback would be provided to the lean-to section of the dwelling at 122 Glynburn Road, and private open space would exceed 80 m2 minimum standard contemplated by the Development Plan, on the northern and eastern side of the dwelling. Public Notification The proposal was required to undergo Category 2 public notification in accordance with Schedule 9, Part 2 (18), being for the purposes of buildings comprising two storey dwellings. This elicited three valid representations and one invalid representation, from a land owner in Glynde, whose primary place of residence is located more than 800 metres from the site. A call was made by Council Staff at 10.00 am on 7 January 2016, to a member of staff at Norwood, Payneham and St Peters Council which confirmed that the person on behalf of whom the representation was submitted did not own any property in the Council other than her Glynde residential address supplied. She likewise does not own property in City of Campbelltown and therefore the representation is invalid. None of the representors wished to be heard in support of their representation.

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A complete copy of all representations and the applicant’s response are included as attachments to this report. The following is a summary of the issues raised and responses received and commentary from Council Staff in relation to the representations received during the Category 2 public notification period. Issues raised by occupants of the units at 124-128 Glynburn Road relate primarily to the private water servicing arrangements between the land owner and current tenants of the land, with concern that the water being provided to the units at 124-128 Glynburn Road will be used by construction workers during construction. Such matters are not specifically relevant to the planning assessment. In addition to this, concerns have been raised about the fencing being removed during construction, creating issues of safety, security, dust, noise and general amenity associated with the prospect of having temporary chainmesh fence instead of a solid fence during the construction process adjacent to a construction site. It is noted that the proponent has no documented affiliation with the current land owner and there is a water service to 1 Charles Street, which comprises nearly 50% of the development site, so there is no logical reason that the developer could not utilise this during the construction process. The Fencing Act 1975 is the relevant legislation that applies in relation to fencing matters, and any dispute surrounding the water allocation to the site would need to be resolved in another forum, civilly between relevant parties. Nevertheless, there is no reason that the chainmesh fencing could not be erected on the subject site inside of the existing fence, or alternatively new fencing being able to be erected before the removal of existing fencing on the affected boundary due to the fact that it is not actually a cadastral boundary at present. This may ameliorate the residents’ concerns and this may be a matter for the proponent to discuss with them. The owner of 2D Charles Street raised concern about the traffic and parking in general terms, but did not cite the Development Plan provisions in relation to this. The Development Plan stipulates that where a residential flat building development is proposed and is located within 1 kilometre of a District Centre Zone, the rate applicable for car parking is 1.25 spaces per dwelling plus an additional 0.25 visitor spaces per dwelling for 3 bedroom dwellings. For the purposes of the assessment, it was considered that a District Shopping Zone (as termed in the Norwood, Payneham and St Peters Development Plan), was equivalent in its planning function and hierarchy as that of a District Centre Zone, and therefore the above rate was applied. Each dwelling has 3 bedrooms and has one undercover and one tandem visitor space, thereby providing a total of 24 spaces at a rate overall of 2 per dwelling. This exceeds the minimum number sought in Table Cam/1 of the Development Plan by 6 spaces, indicating that the proposal satisfies the relevant provisions in relation to car parking numbers. A copy of the representations and written response from the applicant’s town planning consultant are contained in the attachments to this report.

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An in-depth assessment of the application against the relevant Objectives and Principles of Development Control from Council's Development Plan will follow in the next section of this report.

Planning Assessment

Relevant Criteria

Dwelling 1

Dwelling 2

Dwelling 3

Dwelling 4

Dwelling 5

Relevant Guidelines

Site Area (Average)

160 m2 160 m2 160 m2 160 m2 160 m2 150 m2 (average)

Site Cover 50.57% 50.57% 50.57% 50.57% 50.57% Max 50% Private Open Space

70 m2 34 m2 34 m2 33 m2 29 m2 Min 24 m2

Primary Setback

3 metres n/a n/a n/a n/a 3 metres

Car Parking 2 spaces 2 spaces 2 spaces 2 spaces 2 spaces 1.5 spaces per 3 bed room dwelling

Relevant Criteria

Dwelling 6

Dwelling 7

Dwelling 8

Dwelling 9

Dwelling 10

Relevant Guidelines

Site Area (Average)

160 m2 160 m2 160 m2 160 m2 160 m2 150 m2 (average)

Site Cover 50.57% 50.57% 50.57% 50.57% 50.57% Max 50% Private Open Space

32 m2 24 m2 26 m2 26 m2 26 m2 Min 24 m2

Primary Setback

n/a n/a n/a n/a n/a 3 metres

Car Parking 2 spaces 2 spaces 2 spaces 2 spaces 2 spaces 1.5 spaces per 3 bed room dwelling

Relevant Criteria

Dwelling 11

Dwelling 12

Relevant Guidelines

Site Area (Average)

160 m2 160 m2 150 m2 (average)

Site Cover 50.57% 50.57% Max 50% Private Open Space

26 m2 60 m2 Min 24 m2

Primary Setback

n/a 3 metres 3 metres

Car Parking 2 spaces 2 spaces 1.5 spaces per 3 bed room dwelling

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The key issues and relevant Objectives and Principles of Development Control specific to the site and proposal are indicated as follows: Desired Character, Form & Density Residential Zone Objective 3 Residential Zone Regeneration Policy Area 3 Objective 4 Residential Zone Regeneration Policy Area 3 Principles of Development Control 1, 2, 3, 6 General Section Residential Development Objective 2, 3 The subject site is located within the Residential Zone, Regeneration Policy Area 3 and can be seen on Maps Cam/10 of the City of Campbelltown Development Plan consolidated 31 July 2014. The Desired Character Statement for the Regeneration Policy Area envisages a varied streetscape with no single architectural theme predominating, as well as a range of dwelling types including residential flat buildings being developed at low to medium density. It goes further to suggest that medium density residential development should occur within close proximity to major public transport corridors, Neighbourhood and District Centre Zones. Development at medium density supports objectives aimed at supporting the viability of community services and infrastructure, and the containment of sprawl on the urban fringe, as espoused in the 30 Year Plan for Metropolitan Adelaide. While it is acknowledged that there are no examples of 2 storey residential flat buildings within the immediate locality at present, the Desired Character Statement in the Regeneration Policy Area clearly envisages this form of development, and is more focused on transformational development that breaks away from traditional patterns and density. Principle of Development Control (hereafter abbreviated to ‘Principle’) 2 of the Policy Area states:

Residential development should include higher concentrations of dwellings in suitable locations, in particular:

(a) within 400 metres radius of a neighbourhood or district centre (b) within 400 metres radius of a major public transport corridor (Montacute Road,

Magill Road and Lower North East Road) (c) close to major employment nodes; and (d) adjacent to a local reserve (identified on the relevant Location Map) including where

separated by a public road.

The City of Campbelltown Zoning Map Cam/10 shows that the land is located quite close to a Commercial Zone, however upon examining the facilities in the Zone, there are a number of uses that would ordinarily be found in a Centre Zone, such as healthcare facilities, a large government office and shops, including a pharmacy, currently found in this area, approximately 200 to 400 metres south of the site.

When reviewing the Zoning maps in the City of Norwood, Payneham and St Peters Development Plan, consolidated 2 July 2015, specifically Map NPSP/8, an extract of which is contained below, there is a strip of shopping zones that extend for over 1 kilometre on Glynburn Road between Loader Street at the northern end and Seventh Avenue at the southern end.

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This includes two sections of ‘Local Shopping Zone’ and a ‘District Shopping Zone’, which has the same function and hierarchy as a ‘District Centre Zone’, which is the normal terminology in the Better Development Plans Planning Policy Library. The northern end of the Local Shopping Zone is approximately 100 metres from the subject site, while the District Shopping Zone is approximately 530 metres from the site. (See below):

The City of Campbelltown Development Plan in its form as consolidated on 31 July 2014 incorporated a significant shift toward higher residential densities being contemplated in many areas and encourages a diversity of building forms in appropriate locations, which the previous Plan did not specifically. As a result of this, many areas in the City of Campbelltown are going through a transitional period, where new built form is being constructed at a character that would ordinarily be described as at odds with the prevalent built and landscape character, which is what could be said about this proposal.

Notwithstanding that the proposal was coined in the invalid representation received as an ‘aggressive expansion…not comparable with other developments in the area’, it is noted that the subject site is not only located within a policy area that encourages a diversity of dwelling types but it is located within walking distance of a well-functioning District Centre with many shops and day to day convenience facilities, including those related to health and welfare.

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The site is also adjacent to a public transport route, which offers relatively frequent bus services as described under the heading of ‘Locality’. There is also quite a good Council reserve with 4 public tennis courts and space and equipment for children to play approximately 300 metres from the site, which offers passive and active recreation opportunities. The proposal is for 12 dwellings in the form of 2 residential flat buildings, located on land equating to some 1920 m2 within an area where 150 m2 average site areas for such development is contemplated. The proposal provides for an average site area of 160 m2 per dwelling. It is therefore considered that, in principle, the proposal represents an acceptable form of development to occur on the subject site in terms of the desired character, form and density, subject to meeting other relevant provisions of the Development Plan. Design and Appearance

Relationship to Public Realm & Passive Surveillance

General Section Design and Appearance Objectives 1, 2 General Section Design and Appearance Principle of Development Control 1, 2, 3, 4, 12, 13, General Section Crime Prevention Objective 1 General Section Crime Prevention Principle of Development Control 1, 2, 3, 4, 5, 6, 7

It is acknowledged that the proposed buildings, particularly the residential flat building running parallel with the western boundary will present as a substantial visual element within the locality. This is principally attributed to the nature of the building being a double storey structure with continuous two storey walling for the length of the building, measuring some 47.7 metres, which will be in prominent view from the private open space areas of adjacent dwellings facing Glynburn Road. This elevation will also be visible to the public realm from Glynburn Road to a degree. The building's visual prominence is also likely to be somewhat exacerbated by the existing prevailing character of the locality, especially on Glynburn Road, which consists primarily of single storey dwellings with generous spatial separation, some of which are located on conventional allotments from the early establishment of the area.

The bulk and scale is somewhat mitigated with a low roof pitch of 18 degrees and having the hip and valley roof form segmented into three sections rather than a continuous hip roof for the entire length of 6 dwellings. The rear elevations of each residential flat building incorporate a variation in materials and contrasting light and darker colours as viewed from neighbouring properties, providing a degree of articulation and visual interest, reducing the visual bulk. The fenestration on the upper floor rear elevations also softens the appearance of the proposal to a degree, and shadow lines are provided by eaves of 450mm overhang on all rear and side elevations, with more contemporary parapet and similar forms to the internal and street frontages.

It is considered that the design initiatives introduced through the amendments to original plans have reduced the visual bulk and scale of the development to an acceptable level, given the context and Desired Character of the Policy Area, which contemplates residential flat buildings to medium density in appropriate locations.

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The dwellings were amended in the assessment of the application to provide a greater amount of glazing to upper floors where dwellings have frontage to Charles Street. This was to achieve a greater passive surveillance opportunity of the street, which would be somewhat reduced with high fencing on the street frontage, and also to ensure that dwellings with street frontage suitably addressed the public realm with meaningful design elements and a high amount of glazing. It is considered that the proposal has successfully achieved these objectives in its revised form with a variety of protrusions, materials and design features that encourage a positive relationship between the buildings and the street, in a manner that accords with Principle 1 of General Section, Design and Appearance, which states:

1 Buildings should reflect the desired character of the locality while incorporating contemporary designs that have regard to the following:

(a) building height, mass and proportion (b) external materials, patterns, colours and decorative elements (c) roof form and pitch (d) façade articulation and detailing; and (e) verandas, eaves, parapets and window screens.

The proposal incorporates 2 metre high fencing to the primary street frontage that comprises a modern, rendered finish and incorporates inset sections for landscaping opportunities, in its amended form. This amendment is considered to soften the appearance of the fence and reduce the ‘blank canvas’ appeal of a long, uninterrupted wall for vandals, which accords with Principle 14 of General Section, Design and Appearance, which states: 14 Buildings should be designed and sited to avoid creating extensive areas of

uninterrupted walling facing areas exposed to public view. The dwellings likewise have been designed to minimise the extent of uninterrupted walling not only as viewed from the public realm, but from private property adjacent to the site. It is considered that the proposed development reasonably addresses the provisions of the Development Plan that speak to Design and Appearance and Crime Prevention and will contribute positively in a new urban landscape that emerges with similar forms of development along Glynburn Road in the not too distant future. Landscaping and Fencing General Section Landscaping, Fences and Walls Objective 1, 2 General Section Landscaping, Fences and Walls Principle of Development Control 1, 2, 3, 4, 5 The General Section Landscaping Objective 1 envisages that the amenity of land and development to be enhanced with appropriate planting and other landscape works, while Objective 2 speaks to having functional fences and walls that enhance the attractiveness of the development.

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The proposal includes a landscaping plan that incorporates narrower sections of the paved area in the common driveway to allow wider landscaping beds to accommodate small shrubs, trees and groundcovers that seek to soften the appearance of hard surfaces. The landscaping as proposed consists of English box (hedge), Pittosporum screenmaster (hedge), lavender (low shrub) and Manchurian Pear (trees) however this should be considered as indicative only, given the likelihood of future occupants having their own individual preferences with landscaping in the common and private open areas. It is considered that the important thing is that appropriate provision has been made for meaningful landscaping in future in the design and layout, particularly in relation to the common driveway. Appropriate conditions of approval are available to ensure the planting of plants, their continued survival, and where required, replenishment in common landscaping areas, which are contained in the recommendation section to this report, should the Panel resolve to grant Development Plan Consent to the proposal. It is considered that with the appropriate conditions of approval the proposed landscaping will reasonably meet the relevant Development Plan provisions, to add to and enhance the amenity of the site, streetscape and locality. The proposal incorporates a front fence of 2 metres in height that is mainly comprised of rendered material, however there are two separate 750mm deep by 4 metre wide insets in the front fence that will allow for landscaping beds to face the street and there is a variation in material, providing lightweight Colorbond horizontal custom orb steel in these sections. The articulation and variation in materials for the front fence proposed, combined with the capacity to introduce landscaping elements, is considered to enhance the attractiveness of the development and streetscape. All boundary fences to neighbouring properties are nominated as 1.8 metre high Colorbond fencing, which is considered appropriate for functional purposes of maintaining privacy between each dwelling. Setbacks Residential Zone Regeneration Policy Area 3 Objective 3, 4 Residential Zone Regeneration Policy Area 3 Principle of Development Control 3, 4 The provisions of the Regeneration Policy Area 3 state that dwellings should be setback 3 metres from the front property boundary, 1 metre from side boundaries and 4 metres from the rear property boundary. The proposal is setback 3 metres from the Charles Street frontage, and each dwelling faces the internal common driveway, thereby making the west elevation of Dwellings 1 to 6 and the east elevation of dwellings 7 to 12 the rear elevations for those dwellings. In most cases, the dwellings have a rear setback of 4 metres to the upper floor level and approximately 3.3 metres to the garage and laundry component only of the ground floors. Dwellings 1 to 4 have a rear setback of 4.5 metres for the upper floor and all but the garage of the ground floor, which is setback approximately 3.8 metres to the rear boundary in each case.

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In the case of Dwelling 7 the rear setback is 3 metres to the ground floor while maintaining a 4m setback to the upper floor. The movement of the ground floor footprint further toward the eastern boundary was a result of amendments to improve vehicle manoeuvring in the common driveway at the rear of the site.

The incursions for all other dwellings at the ground level into the 4 metre recommended setback are also to provide for garaging that is appropriately setback from the common areas to allow visitor spaces and an appropriate apron width in the common driveway for manoeuvring purposes. This is especially important at the northern end of the common driveway to provide appropriate area for vehicle reverse movements into the designated manoeuvring bay.

The rear setback variations are at ground floor only, and no rear setback encroaches within 3 metres. It is considered that the setbacks are such that an adequate level of visual and acoustic privacy is maintained between dwellings in the development site, and existing or future neighbouring properties. It is also considered that the articulation in the setbacks provides some visual relief to what may otherwise be nearly 6 metre high walls of a uniform setback.

Given the above, it is contended that the variation in terms of ground floor rear setbacks does not cause the proposal to offend other relevant provisions in relation to the visual appearance of built form as viewed from neighbouring property, acoustic or visual privacy, or the private open space provisions.

Each of the residential flat buildings is setback 1 metre from the northern boundary of the site. While this is quite close for two storeyed built form compared to traditional setback patterns, it is noted that these setbacks are side setbacks for Dwellings 6 and 7 respectively, and therefore accord with the minimum sought by the Development Plan in the Regeneration Policy Area. The relevant elevations have been treated with a number of different materials, glazing and protrusions, and have 450mm eaves, which softens the visual bulk are perceived from neighbouring properties. Given the orientation of the site and location of adjacent dwellings in relation to the site, these setbacks do not cause the proposal to appreciably overshadow adjacent living or private open space areas.

It is noted that most quantitative setback provisions are met with the proposal, and where there are variations these are figurative in nature and it is considered that they do not result in negative planning impacts arising. Site Area

Residential Zone Regeneration Policy Area 3 Objective 4 Residential Zone Regeneration Policy Area 3 Principle of Development Control 3, 6

The Residential Zone Regeneration Policy Area 3 has varied recommended minimum site areas in the provisions depending on the type of dwellings proposed. Being for the purposes of residential flat buildings the provisions state that dwellings should have a minimum average site area of 150 m2 per dwelling. The calculation of ‘average’ site areas is derived by dividing the total land area by the number of dwellings and this approach is only used for residential flat buildings. In this case, the land is approximately 1920 m2 in total area and there are 12 dwellings in 2 residential flat buildings. Therefore the average site area per dwelling is approximately 160 m2 thereby exceeding the minimum sought by the Development Plan provisions.

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Site Coverage General Section Residential Development Principle of Development Control 9 Residential Zone Regeneration Policy Area 3 Objective 4 Residential Zone regeneration Policy Area 3 Principle of Development Control 3, 4 Residential Zone Regeneration Policy Area 3 Principle of Development Control 4 states that dwellings should be designed to cover no more than 50% of the allotment. In the case of residential flat buildings, the site areas are calculated using an averaging approach and therefore the site coverage is likewise averaged across the development site. The western residential flat building is approximately 508 m2 while the eastern building is approximately 463 m2 resulting in an overall site coverage of 50.5%, representing a very slight departure from 50% recommended by the Development Plan provisions. It is considered that the variation in terms of site coverage is minor and acceptable on the basis that it does not compromise the capacity of each dwelling having private open space and storage areas that exceed the minima sought by the Development Plan, and on the basis that the stormwater management for the site has been deemed to be satisfactory based on engineering calculations supplied. This is discussed in more detail under a separate section of this report. Visual Privacy

General Section Design and Appearance Principle of Development Control 10, 11 General Section Residential Development Principles of Development Control 19

The proposed development incorporates various design techniques in order to provide adequate visual privacy to adjoining properties and satisfy the above Principles. This includes the provision of either fixed obscure glazing to 1.7 metres above floor level on the first floor elevations, or high level windows with sills at this level where there is potential for direct overlooking to neighbouring dwellings. The proposal also features protrusions in the facade detailing on the driveway elevation sides which act as wing walls and obscure direct lines of sight to existing neighbouring properties from non-obscured glazing.

Given the above design measures, the proposed development is considered to have sufficiently complied with the relevant provisions of the Development Plan that seek to minimise direct overlooking into the habitable rooms and private open space areas of adjacent dwellings.

Stormwater Management, Water Sensitive Design, Finished Floor and Design Levels and Retaining Walls

General Section Natural Resources Objectives 1, 4 General Section Natural Resources Water Sensitive Design Principles of Development Control 5

Council's stormwater provisions include principles aimed at both reusing water where possible as well as detaining or reducing the flow of stormwater off the subject land to a rate which does not exceed the system’s capacity.

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The applicant submitted and engineered siteworks and drainage plan to be assessed by Council. Late amendments were made to the architectural plans that make this plan slightly inconsistent and therefore requiring update before any subsequent consent. The changes were relatively superficial and do not affect the functional aspects of the stormwater management on the site. The drainage plan incorporates 1,000 Litre of retention per dwelling, to be plumbed to a W/C, cold laundry tap or similar, in accordance with the National Construction Code, in addition to 2,000 Litres per dwelling of detention, allowing the site to hold over 24,000L of water for slow release into Council system during a major event. The detention has primarily been designed to be accommodated in the common driveway which can be seen in the siteworks and Drainage plan provided by KP Squared Consulting Engineers. The proposal was referred to Council’s Technical Services [TS] Department during the assessment phase, who reviewed the proposal in terms of the stormwater design, impact on Council infrastructure and other technical aspects such as car parking and access design.

TS was satisfied that the revised stormwater management plan demonstrated there to be sufficient capacity of detention on site, during a 1 in 5 year ARI event such that 2000 litres per dwelling would be detained, and released to Council’s system at a rate of not greater than 3 litres per second.

The release of stormwater from the site is proposed via an easement through the balance of land that will remain at 122 Glynburn Road, which is outside of the development site, however is being negotiated between the current owner and the proponents as part of the condition of the sale of the rear half of that land to form part of the site. The easement is fundamental to the stormwater solution as proposed, with all stormwater from the site being directed to Glynburn Road via this pipe. Any alternative stormwater management solution will require a variation to the development application, and potentially an entirely new application if this results in significant level changes or the like. It is recommended that should the Panel resolve to grant Development Plan Consent, that the easement be established, with all stormwater pipes and infrastructure in place, prior to the occupation of any dwelling in the proposed development, to Council’s satisfaction. An appropriate condition is contained in the attachments to this report.

The proposed buildings are benched at two separate levels, with Dwellings 1 to 6 having a Finished Floor Level of 74.90 (AHD) and Dwellings 7 to 12 having a finished floor level of 75.20. The natural levels vary across the site from 75.58 in the south-eastern corner to 74.31 in the lowest north-western corner, providing a natural fall of 1.3 metres across a diagonal distance of around 60 metres. Bench levels of the residential flat buildings are 74.70 and 75.00, for Dwellings 1-6 and Dwellings 7-12 respectively, with the slight difference of 300mm in design levels accounted for in a gentle batter in the area in front of Dwellings 7-12, with a driveway that tapers on both sides into a central spoon drain as per the engineering documentation. The kerb levels in front of the site are between 75.44 to the eastern side and 74.86 and therefore, notwithstanding that the site is designed to drain to the rear via an easement, the floor level of each dwelling is located above top of kerb. This further reduces flood risk to the subject site.

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The easement proposed minimises the need for increased levels and therefore reduces the height of retaining walls required for the development site and ameliorates the need for mechanical sump and pump systems. It is considered that this is beneficial in reducing the visual impact of the development on existing adjacent properties and also reduces energy use and noise associated with mechanical systems. As the drainage plan contained in the attachments is outdated in that it does not reflect the final amendments made to the architectural drawings before the meeting, it cannot be included in stamped approval documentation. However it does demonstrate that the site is capable of being drained appropriately during a major event to minimise the potential impact of stormwater on the development site and adjacent sites, as well as Council stormwater system. This plan will be updated before Building Rules Consent, should the Panel resolve to issue Development Plan Consent. A suitable condition of approval is contained in the Recommendation section of this report to require this. Private Open Space General Section Residential Development Principle of Development Control 10, 11, 12, 13 General Section Residential Development Principle of Development Control 11 states that dwellings with site areas of less than 300m2 should have a minimum of 24 m2 of private open space. This should include an area of not less than 16 m2 provided at the rear or side of the dwelling and directly accessible from a habitable room, with a minimum dimension of 3 metres. Dwelling 7 has exactly 24 m2 of private open space entirely at the rear, accessible from an open plan living area, with a minimum dimension of 3m, while all other dwellings have private open space areas that are likewise entirely at the rear and accessed from an open plan living area, but exceed the minimum standard considered acceptable in the Development Plan provisions. Most dwellings have between 26 and 34 m2 of private open space and Dwellings 1 and 12 have approximately 70 m2 as their private open space wraps around the side of these dwellings towards the Charles Street frontage. All dwellings apart from Dwelling 7 exceed the minimum amount of private open space sought by the Development Plan provisions, and thereby provide additional space in their rear yards that is able to cater for storage, rainwater tanks, air conditioning units and clothes lines. Dwelling 7, unlike most others, has an access way down one side, which can to a degree, accommodate some of these things. This dwelling is also one of the 7 dwellings with larger, 6.0 metres long by 3.0 metres wide single garages, which can accommodate a greater level of internal storage, thereby reducing the demand for storage in areas of private open space. It is considered that the proposal adequately provides private open space of suitable dimensions and of suitable functionality to be considered compliant with the relevant Development Plan provisions.

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Overshadowing

General Section Energy Efficiency Principle of Development Control 1, 2 General Section Design and Appearance Principle of Development Control 9

Principles within the Development Plan that relate to overshadowing suggest that buildings should be designed to ensure that adequate direct winter sunlight onto adjoining properties should not overshadow roofed areas of dwellings that have solar collectors.

The subject site has a north-south orientation and immediate neighbouring dwellings are located to the north and west of the subject site. The property to the east is vacant. No dwelling surrounding the site has photovoltaic solar cells on their rooves and each dwelling has its private open space located such that minimal overshadowing would occur from the subject site due to the natural movement path of the sun and the orientation of the site.

It is demonstrated in the overshadowing diagrams provided by the applicant that the proposal would not create any shadowing, which would affect existing adjoining properties between the hours of 12.00 pm to 3.00 pm during winter. As such, it is considered that the proposed development adequately complies with the relevant provisions of the Development Plan.

Traffic, Access and Parking

General Section Transport and Access Principles of Development Control 10, 11, 22, 23, 24, 28, 30, 35, 36, 38, 39, 40, 41 General Section Residential Development Principle of Development Control 6

General Section Transport and Access Principle 30 states that off street vehicle parking should be provided to meet the anticipated need, in accordance with Table Cam/1 – Off street Vehicle Parking Requirements. Table Cam/1 (following) shows that parking requirements are determined either by the floor area of each dwelling or the number of bedrooms, whichever provides the greater figure.

Table Cam/1 – Off Street Vehicle parking – group dwellings and residential flat buildings

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The proposal involves the construction of two (2) residential flat buildings containing twelve (12) three bedroom dwellings, each having a floor area exceeding 130 m2. This would equate to a total on-site car parking requirement for 18 car parking spaces and the proposal provides for a total of 24 car parking spaces, therefore satisfying the numerical standard desired in the relevant table of the Development Plan.

It is acknowledged that the proposal is technically deficient in 3 common visitor car parking spaces, however the proposal also results in the closure of approximately 9 metres of inverts in the Council road reserve, thereby preserving and in fact, improving street parking opportunities from what is currently provided. It is also noted that the proposal is not a gated community and therefore there is opportunity for genuine use of tandem spaces in the driveways for visitors.

It is considered that the failure to provide dedicated common visitor spaces on site is offset by the above considerations in addition to the 6 surplus car parks provided overall to the development.

In terms of vehicle access, the proposed development provides for one centralised access point to the site which is considered to limit the potential locations for vehicle conflict arising from the development. The centralised access also serves to limit the demands placed on other roads (such as Glynburn Road) and therefore does not affect the free flow of traffic on this secondary arterial road.

Council’s engineers have also assessed the onsite vehicle manoeuvring and the location of the proposed driveways and advised that they satisfy the relevant Australian Standards and would not result in unsafe access and egress. This is supported by the traffic report and vehicle movement templates provided in support of the proposal by traffic engineer, Phil Weaver. The traffic report and supporting vehicle movement path analysis is contained in the attachments to this report. As such, the proposed development is considered to satisfy the relevant Principles of Development Control related to car parking and access.

Waste Storage, Cycle facilities and Mail Box provision

General Section Residential Development Principles of Development Control 22 General Section Waste Principles of Development Control 2, 5, 6

It is anticipated that on bin collection day there would be up to 24 bins that would need to be placed on the Council verge to be collected. There would be adequate area on the verge for the bins as there would be at least 29 metres of available verge on the Charles Street frontage therefore easily accommodating the likely demands for bin presentation. It is noted that the verge is unsealed on this side of Charles Street with a footpath being on the southern side, and therefore bins will not appreciably impact on pedestrian movement on Charles Street given that existing facilities are on the opposite side of the street.

General Section Residential Development Principles of Development Control 22 suggests that residential flat buildings should include mailbox facilities close to the major pedestrian entry to the site and bicycle parking for residents and visitors. The proposal incorporates a common mailbox located adjacent the common driveway entrance to the site.

52



While bicycle parking has not been specifically allocated, it is considered that there is sufficient space on site to cater for the likely needs of the residents, particularly given the largely exceeded areas of private open space and relatively generous dimensions of single garages for 7 of the 12 dwellings, being 6 metres x 3 metres for Dwellings 1 to 6, and Dwelling 7, which has the least amount of private open space.

General Section Residential Development Principle of Development Control 22 also states that residential flat building developments should have communal waste storage areas located away from dwellings. While the proposed design has not provided a communal waste storage area, each of dwellings have suitable and functional areas to store waste bins and the like. In particular, all but one of the dwellings have more area than the minimum 24 m2 of private open space stated as a minimum that should be provided, and this includes a service area approximately 3.3 metres deep behind the garage of each dwelling, which can accommodate a rainwater tank, clothes line and bin storage in a manner that does not affect key entertaining and garden areas.

Conclusion

It is considered that the proposal provides for additional housing of quite high aesthetic standard and liveability, which would not detract from the desired character and amenity of the locality. The Residential Zone Regeneration Policy Area 3 and the Development Plan generally seeks to increase densities in appropriate locations. The subject site is well located for a development of this nature and the design has incorporated quite good design initiatives to mitigate any undue impacts resulting to adjoining properties.

The proposal achieves a vast majority of the quantitative provisions of the Development Plan, and where there are departures from the numerical standards, these are generally minor in nature with no perceptible planning consequence arising as a result.

As such, on balance it is considered that the proposal achieves the Desired Character of the Zone and Policy Area, and reinforces the relevant Objectives and Principles within Council’s Development Plan.

For procedural correctness, the proposal is not considered to be seriously at variance with the Development Plan, and therefore Council’s decision on the application is not bound by Section 35(2) of the Act.

It is considered that the proposal substantially accords with the relevant Development Plan provisions and therefore it is recommended that the Development Assessment Panel resolve to grant Development Plan Consent to the proposal subject to appropriate conditions of approval, as appended to this report.

Recommendation

That using the powers delegated to it, the Development Assessment Panel Grant Development Plan Consent to the application by Precinct One Property Group to erect 2 residential flat buildings comprising of 12 two storey dwellings with associated 2 metre high rendered wall to street frontage, common driveway and landscaping with associated earthworks and retaining walls at 1 Charles Street and the rear of 122 to 128 Glynburn Road, Tranmere, subject to the following conditions:

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1. That except where minor amendments may be required by other relevant Acts, or by conditions imposed by this application, the development is to be established in strict accordance with the endorsed stamped details and plans submitted in Development Application number 170/1025/15 and all works shall be completed to the reasonable satisfaction of Council prior to the occupation and/or use of the development.

Reason: To ensure that the development is conducted in accordance with the approval.

2. The control, retention, detention and/or disposal of all stormwater from the buildings and associated paved areas, the subject of this application shall be in accordance with the Siteworks and Drainage Plan by KP Squared Consulting Engineers Job No. 151105 with overflow directed to the street water table, unless otherwise approved by Council. Stormwater infrastructure and all stormwater connections internal and external to property boundaries shall be completed prior to the first occupation of any of the dwellings and shall be maintained in good working order at all times.

Reason: To reduce the risk of water damage to the dwellings on site or neighbouring properties and to limit the extent of flows to Council’s stormwater system.

3. The finished floor levels, site design levels and retaining walls associated with the proposal shall be in strict accordance with the details shown in the Siteworks and Drainage Plan by KP Squared Consulting Engineers Job No. 151105 unless otherwise approved by Council.

Reason: To protect the dwellings from flooding and minimise the impact of earthworks and retaining walls on adjacent dwellings.

4. Where there is upper floor glazing located below 1.7 metres above finished upper floor level, the upper level windows on northern and western elevation of Dwellings 1 to 6 inclusive, and the eastern and northern elevations of Dwellings 7 to 12 inclusive, shall be fitted with manufactured obscure glazing to a height of not less than 1.7 metres above the finishes floor level of the dwelling, and any window panes shall be either permanently fixed shut or be top or bottom hinged awning windows with have a maximum outward opening capacity of 200mm. The obscure glazing shall be fitted prior to the first occupation or use of the dwellings and if broken in future, replaced with like glazing.

Reason: To minimise direct overlooking of adjoining properties.

5. Low level lighting shall be installed within the common driveway and landscaping areas and/or on the front of the residential flat buildings to suitably light the common areas as night and these lights shall be directed and screened to minimise overspill of light into neighbouring properties and roadways.

Reason: To provide safety for legitimate users of the site and minimise the impact on adjoining properties and not create distraction to drivers within the driveway and adjacent road reserve.

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6. The landscaping areas shall be established in accordance with the Site Plan

by D’Andrea & Associates and provided with a mix of small shrubs, groundcovers, grasses and at least 4 non-intrusive small to medium sized trees (2 each side of the driveway), and such landscaping shall be established prior to the buildings being occupied and shall be maintained in good condition at all times in a manner to the reasonable satisfaction of Council.

Reason: To provide, maintain and enhance the amenity of the site and

locality. 7. The landscaping areas within the common driveway and between the street

frontage and front of the buildings shall be watered with a drip-fed irrigation system that is on a timer for regular automatic watering, to maintain and enhance the opportunity for survival of landscaping within designated landscaping areas.

Reason: To provide, maintain and enhance the amenity of the site and

locality. 8. The common driveway, landscaping areas and dedicated manoeuvring bay

shall remain clear of any vehicles, trailers, caravans, boats, goods or materials at all times, and access to and from the site shall remain unrestricted at all times to the reasonable satisfaction of Council.

Reason: To ensure that all residents and visitors to the site can access

designated parking spaces at all times, and conduct orderly vehicle movements that enable forward entry and egress to and from the site.

9. All driveways, parking and maneuvering areas shall be formed, sealed with

concrete of a patterned or textured nature, or paving, and be properly drained, and such areas shall be maintained in good condition thereafter, to the reasonable satisfaction of Council.

Reason: To ensure useable and safe car parking and minimise the ‘drag

out’ of mud and other debris onto Council roads. 10. The private easement over number 122 Glynburn Road for the purposes of

drainage from the subject site shall be established via a formal land division, and all infrastructure completed and connected to Council’s satisfaction prior to the occupation of the dwellings hereby approved.

Reason: To ensure orderly and legal stormwater disposal arrangements

are available to the site such that the proposal and adjacent property has an adequate level of protection against flooding.

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Notes 1. Building Specifications for the above Planning Consent must be received by

Council within 12 months of the date of the Consent. Should documentation not be received by this date, then either an extension of time may be granted following a request in writing and the appropriate fee or a new application for Planning Consent may be required.

Reason: To comply with the Development Regulations 2008.

2. Any existing driveway inverts and crossovers that Council considers redundant as a result of development hereby approved, shall be reinstated at the applicant's expense and in accordance with Council specifications.

Reason: To ensure useable and safe car parking.

3. The applicant is advised that a land division must be lodged prior to the issue

of full Development Approval for this proposal that depicts all individual allotments and common areas consistent with the proposal hereby approved, accompanied with an appropriate scheme description with all relevant details including (but not limited to) the common maintenance and servicing arrangements for landscaping, driveways, fencing, common areas, infrastructure and facilities.

Reason: To ensure the orderly and economic development of land.

4. Replacement boundary fencing and/or retaining walls which in the opinion of

Council result from the development shall be erected at the applicant’s expense but this condition does not negate the rights at common law of the owners of adjoining land in respect to any boundary fence. Appropriate consultation with the owners of adjoining land should be undertaken prior to the commencement of any construction.

Reason: To ensure appropriate consultation with adjoining property

owners pursuant to the Fences Act 1975. 5. The following Council Requirements shall be observed:

(a) Levels at the property boundary to be 75mm above the adjacent top of kerb as per SD4 (unless otherwise approved by Council due to topography issues).

Reason: To meet relevant DDA requirements and to prevent stormwater entering the property.

(b) The invert and crossover providing vehicle access to the site must be constructed in accordance with Council’s Specification SD4.

Reason: To meet relevant DDA requirements.

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(c) Any damage to Council’s infrastructure, street furniture or street trees as

a result of the construction of the development shall be immediately reinstated to Council’s specifications and standards by the applicant in a timely manner.

Reason: To maintain the amenity of the site and to provide a DDA

access to all users at all times.

(d) Verge must be left clean, firm, flat and unobstructed to pedestrians at all time during the building works.

Reason: To allow safe pedestrian movement at all times.

6. During construction of the development hereby approved, the following shall

be observed:

(a) Dust from any work undertaken on the site shall be reasonably controlled at all times by daily watering or other method deemed satisfactory by Council.

(b) Noise generated at the site shall be kept to a minimum and in

accordance with the policies adopted under the Environment Protection Act.

(c) Vehicles owned by the employees of contractors and sub-contractors

working on the development shall not be parked on the footpath and shall be parked within the site where possible.

(d) Any dirt or debris from the site deposited onto existing roadways and

watertable by the applicant’s contractors or subcontractors shall be cleared immediately.

(e) All earthworks shall be confined to and contained entirely within the

property boundaries and must not encroach on or over adjoining properties or the roadside verge/reserve.

(f) Any refuse on the site shall be controlled by the use of a refuse

container of a size and type to the reasonable satisfaction of Council. (g) A fence or other barrier shall be erected on the subject land to ensure

that all vehicular access to the site is restricted to the invert in the kerb and watertable.

Reason: To maintain a suitable level of safety and amenity for nearby

property owners and occupiers during the construction process.

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4. Policy Issues

Container Reference: B730 Acting Manager Planning Services, Jodie Terp’s Report

A list of Policy Issues is attached. Recommendation That the Policy Issues be received.

105

Planning Policy Issues To Be Considered At The Time Of Development Plan Amendment

General Planning Issues

19/06/2007

Address lack of signage policy.

21/08/2007

Provision of parking should take in to account the size of the house. Review requirements to potentially require more car parking/garaging depending on number of bedrooms etc.

06/11/2007

Strategy for retention of Significant Trees whilst enabling development potential.

06/08/2008

Investigate availability of office space.

17/11/2009

Consideration given to habitat value of trees Bicycle Paths Structure Planning to align development on adjoining allotments.

Small Allotment Development Issues

Procedural Issues

20/01/2009

Photos taken of tree removal applications. Conditions to put on tree applications to prevent sub-division of land if tree is poisoned.

21/04/2009

Background information to be provided for previous applications relating to the same site. Details of adjacent recently approved developments if they relate to proposal in question.

17/11/2009

Consider changes to delegation in relation to 6.1.1 ‘Including development of any one or more of a carport, garage, shed, pergola, verandah, swimming pool, spa pool or outbuilding less than 75 square metres in area.’

06/07/2010

Delegations to be revised in regards to domestic outbuildings.

19/05/2015

For applications involving significant or regulated trees: (a) That Council request the applicant provide an accurate site plan

locating the sig/reg tree.

107

(b) That Council request the applicant provide an accurate elevation of the sig/reg tree and its location in relation to the proposal, where building work is proposed in close proximity to the sig/reg tree.

Compliance Issues

22/01/2008

Stormwater detention and retention tank inspections to ensure compliance.

Residential Policy Areas

18/02/2009

Poets Corner 620 Policy Area to have provision for reduced allotments in the transition areas from arterial roads.

20/10/2015 Review of Council’s Low Density Policy Area provisions due to contradictory principles.

Zoning Adjustments

17/11/2009 Investigate appropriate zone adjustments in areas including Glynburn Road near Hectorville Road, Lower North East Road and St Ignatius School, Athelstone.

07/10/2014 Consider further amendments which provide greater flexibility for small scale offices.

16/12/2014 Investigate lesser setbacks for corner sites to provide greater opportunity for dwellings to address both streets and waste less space on setbacks.

07/04/2015 Consider removing the non-complying nature of developments within the Neighbourhood Centre Zone relating to residential developments done in conjunction with non-residential developments.

Urban Design

108



5. Dwelling Approval Report Container Reference: B730 Acting Manager Planning Services, Jodie Terp’s Report

A list of Dwelling Approval Report is attached. Recommendation That the Dwelling Approval report be received.

109

Ram Id

Category

Full Details

Date

Prop

erty Add

ress

Subu

rb & Postcod

e

170/08

12/15

RDTo

erect 3 tw

o storey ro

w dwellings and

dem

olish

the existing

dwelling

22/12/20

1532

Ham

bled

on Road

CAMPB

ELLTOWN SA 507

4

170/08

78/15

RD

To erect th

ree (3) d

ouble storey ro

w dwellings to

gether with

associated

land

scaping and fencing and de

molition

of the

existing dw

elling and ancillary structures

15/12/20

1516

Bria

n Grove

PARA

DISE SA 507

5

170/09

18/15

DTTo

erect a single storey detache

d dw

elling with

associated

earthw

orks and

retaining walls

16/12/20

1555

A Ad

dison Av

enue

ATHE

LSTO

NE SA 507

6

170/09

19/15

DTTo

erect a tw

o storey detache

d dw

elling with

associated

earthw

orks and

retaining walls

16/12/20

1555

B Ad

dison Av

enue

ATHE

LSTO

NE SA 507

617

0/09

89/15

RDTo

erect 3 x tw

o storey ro

w dwellings

21/12/20

1553

James Street

CAMPB

ELLTOWN SA 507

4

170/10

23/15

DTTo

erect a tw

o storey detache

d dw

elling with

associated

earthw

orks and

retaining walls

7/12

/201

541

A Thom

son Av

enue

ROSTRE

VOR SA 507

3

170/10

26/15

RF

To erect 2 tw

o‐storey re

siden

tial flat b

uildings com

prising

a

total of 6

dwellings to

gether with

associated minor re

taining

walls and fencing and land

scaping

17/12/20

152 Mines Road

CAMPB

ELLTOWN SA 507

4

170/10

28/15

RD

To erect five (5

) dou

ble storey ro

w dwellings to

gether with

associated

land

scaping and de

molition

of the

existing

dwelling and ancillary structures

8/12

/201

566

Cresdee

Road

CAMPB

ELLTOWN SA 507

417

0/10

63/15

DTTo


d dw

elling

8/12

/201

512

4 Stradb

roke Road

ROSTRE

VOR SA 507

3

170/11

16/15

DTTo


d dw

elling with

associated

earthw

orks and

retaining walls

8/12

/201

541

B Thom

son Av

enue

ROSTRE

VOR SA 507

3

170/11

48/15

RF

To erect a m

ixed

use office and

apartmen

t building containing

1 office and 15

apartmen

ts to

gether with

associated storage

areas a

nd car parks

18/12/20

1554

5 Lower North East R

oad

CAMPB

ELLTOWN SA 507

417

0/11

62/15

DTTo

erect a tw

o‐storey detache

d dw

elling

9/12

/201

526

Lam

ary Av

enue

PARA

DISE SA 507

517

0/11

63/15

RDTo

erect 3 x tw

o storey dwellings

9/12

/201

56 Da

y Av

enue

ROSTRE

VOR SA 507

317

0/11

69/15

DTTo


d dw

elling (fu

ture 15A

)7/12

/201

515

Jean

Avenu

ePA

RADISE SA 507

517

0/11

92/15

DTTo

erect tw

o sin

gle storey dwellings

8/12

/201

59 Cu

rtis Street

HECT

ORV

ILLE SA 507

317

0/12

00/15

DTTo

erect a tw

o storey detache

d dw

elling

5/01

/201

643

Brooksid

e Av

enue

TRAN

MER

E SA 507

3

170/12

36/15

DTTo

erect a tw

o storey detache

d dw

elling and associated

retaining walls

16/12/20

159A

Egerton

Avenu

eRO

STRE

VOR SA 507

317

0/12

97/15

DTTo


d dw

elling

17/12/20

1516

Chaliapin Street

ROSTRE

VOR SA 507

317

0/13

19/15

DTTo

erect a tw

o storey detache

d dw

elling

21/12/20

1520

Lam

ary Av

enue

PARA

DISE SA 507

5

Delegated

Decisions (d

wellin

gs) a

s of 0

8/01

/201

6

111

dap agenda

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