development committee meeting tuesday 19 february … · development committee meeting tuesday 19...
TRANSCRIPT
DEVELOPMENT COMMITTEE MEETING
TUESDAY 19 FEBRUARY 2019
ATTACHMENT TO ITEM DV19.7
LOT 329 (NO.120) BRANKSOME GARDENS, CITY BEACH - TWO STOREY DWELLING WITH
UNDERCROFT GARAGE
The Town of Cambridge does not warrant the accuracy of information in this publication and any person using or relying upon such information does so on the basis that the Town of Cambridge shall bear no responsibility or liability whatsoever for any errors, faults, defects or omissions in the information.
Lot 329 (No 120) Branksome Gardens, City Beach Two Storey Dwelling with Undercroft Garage
1:1062
Development Application Site Photographs Property Lot 329 (No. 120) Branksome Gardens, City Beach Proposal Two Storey Dwelling with Undercroft Garage DA reference 0222DA-2018 Date of photographs 27 November 2018 Photograph 1: Subject site
Photograph 2: Subject site (looking south-east)
Photograph 3: Subject site (looking south-west)
Photograph 3: Branksome Gardens (looking east - towards Launceston Ave)
Photograph 3: Branksome Gardens (looking north-west)
01 0F 03
19.10.18J.Magnaterra
SITE PLAN
COPYRIGHT
Job number: Scale:
Date Drawn:Drawn By:
Sheet No:Revision No:
Drawing Name:
Areas:Rev Date Notes Client Name:
Site Address:
1:20001
02
Date :
This is one of the drawingsrefered to in the building contract.
Client : ........................................................................................................
Date :Client :
Date :
....................................................
....................................................
....................................................
....................................................Builder :This plan shall remain the sole property of Jam Building
Designs and must not be given, lent, resold or otherwisedisposed without the permission in writing from JamBuilding designs.
Capital BuildersU/CROFT AREAG.FLOOR AREAALFRESCO AREAPORCH AREAU.FLOOR AREA
TOTAL AREALot 329 (#120)
Branksome Gardens,City Beach
18-059207.08.18 ISSUED FOR D.A 01 :::::
:
163.60m²258.98m²62.14m²7.97m²255.03m²
747.72m²
P.O Box 707, Inglewood, 6052T: (08) 9271 8033M: 0419 944 378
E: [email protected]: www.jambd.com.au
02 19.10.18 ISSUED FOR D.A 02
SCALE 1:200SITE PLAN
DW
BBQ
M 17.1
42.91
18.1
42.7
7
94°25'
86°5
6'
86°1
2'30"92°26'30"
15.9615
.88 16.53 16
.9417
.07
17.00 17
.31 17.46
17.07
18.19
18.19
17.35
17.40
17.38
17.36
17.23
17.15
16.96
17.02
17.01
17.00
16.47
16.46
15.95
15.93
TEL16.0716
.09
M16.0216
.0215
.93
16.76
16.91
16.5316
.22
16.23
16.76
17.5317.21
17.21
17.17
16.78
16.26
16.17
16.18
16.29
16.54
16.39
16.34
16.07
16.00
17.42
17.35
17.26
17.35
16.25
16.32
16.31
18.17
16.34
16.37
17.99
17.24
16.23
16.22 17
.22
16.10
16.31
16.39
16.12
16.09
16.28
16.18
16.18
16.4116
.58
16.63
16.31
16.68
17.0617
.14 17.20
16.95
16.74
16.35
16.33 16
.27
16.27
16.27
16.31
16.36
16.78
19.1921
.14
18.19
18.68
19.07
17.09 17
.01
17.0917
.17
16.50
16.99
16.9016
.92
16.51
16.02
16.18
16.43
16.99
16.09
16.09
16.23
16.28
17.21
16.16
16.16
16.02
16.36
16.22
17.27
17.03
17.03
17.03
17.16
16.33 16
.28
16.28
16.5616
.27
16.09
17.21
17.97
17.13
16.35
19.07
16.31
16.29
16.25
16.36
16.24
16.76
16.53
16.3717
.17
17.35
16.61
16.02
16.33
16.62
16
16
17
17
17
17 17
17
17
17
SEWER PROPERTY CONNECTIONAPPROXIMATE ONLYSEWER INVERT LEVELSEWER BROUGHT UPDEPTH TO CONNECTION
14.780.51.0
B R A N K S O M E G A R D E N S
328DOUBLE STOREY
BRICK & IRONRESIDENCE
FLOOR RL 16.39
330BRICK & TILERESIDENCE
FLOOR RL 18.19
395BRICK & IRONRESIDENCE
394BRICK & TILERESIDENCE
SEWER LINE
SEWER LINE
MH Y3674(NOT LOCATED)
WATER LINE
WATER LINE
TREEHT 3m
TREE HT 8m
TREEHT 8m
SINGLESTOREY
DATUMNAIL & PLATEAHD RL 17.31
1ST
1ST
IRON PATIOAWNING
BRICK WALL (T.O.W. RL18.17) ON TOP OFLIMESTONE RETAINING WALL (T.O.W. RL 16.34)
LIM
ESTO
NE
RET
. WAL
L
T.O.W
.
RL 16.3
4
BLOCK KERB
CONCRETE PATH
BITUMENCROSSOVER
T.O.W.RL 17.53
CONCRETE DRIVEWAY
T.O.W.RL 17.24
BRICK& IRON
CARPORT BRICK & TILEPORCH
NO
FEN
CE
2.0m
FIB
RO
F
ENC
E (F
AIR
)1.
8m F
IBR
O
FEN
CE
(FAI
R)
BRICK WALL (T.O.W. RL18.19) ON TOP OFLIMESTONE RETAINING WALL (T.O.W. RL 16.39)
LIMESTONE RET. WALLT.O.W. RL 16.36
BRIC
K W
ALL
ON
TO
P O
F
L
IMES
TON
E R
ETAI
NIN
G
WAL
L
BRICK RET. WALLT.O.W. RL 19.07
BRICK RET. WALLT.O.W. RL 18.68
LIMESTONE RET. WALL(LIMITED ACCESS)
LIMESTONE RET. WALL(LIMITED ACCESS)
T.O.W.RL 19.07
BRICK WALLT.O.W. RL 21.14
BRICK WALLT.O.W. RL 19.19
1.8m FIBRO FENCE (FAIR)
1ST
1ST
PROPOSEDNEW RESIDENCEF.F.L 00c (R.L 17.00)S.P.L R.L 16.90
UNDERCROFT GARAGE(SHOWN HATCHED)F.F.L -37c (R.L 13.82)S.P.L R.L 13.71
SCALE 1:200EXISTING SURVEY
M
17.1
42.91
18.1
42.7
7
94°25'
86°5
6'
86°1
2'30"
92°26'30"
15.9615
.88 16.53 16
.9417
.07
17.00 17
.31 17.46
17.07
18.19
18.19
17.35
17.40
17.38
17.36
17.23
17.15
16.96
17.02
17.01
17.00
16.47
16.46
15.95
15.93
TEL16.0716
.09
M16.0216
.0215
.93
16.76
16.91
16.53
16.34
16.22
16.23
16.26
16.76
17.39
17.57
17.5317.21
17.21
17.1017
.17
16.78
16.26
16.17
16.18
16.29
16.54
16.39
16.34
16.07
16.00
17.42
17.35
17.26
17.35
16.25
16.32
16.31
18.17
16.34
16.37
17.99
17.2416.34
16.23
16.22 17
.22
GM
16.10
16.31
16.39
16.12
16.09
16.28
16.18
16.18
16.4116
.5816.64
16.63
16.31
16.68
17.0617
.14 17.20
16.95
16.74
16.35
16.33 16
.27
16.27
16.27
16.31
16.36
16.78
19.1921
.14
18.19
18.68
19.07
17.09 17
.01
17.0917
.17
16.50
16.99
16.9016
.92
16.51
16.02
16.18
16.43
16.99
16.09
16.09
16.23
16.28
17.21
16.16
16.16
16.02 16
.24
16.36
16.22
17.27
17.03
17.03
17.03
17.16
16.33 16
.27 16.28
16.28
16.5616
.27
16.09
17.21
17.97
17.13
16.35
19.07
16.31
16.29
16.25
16.36
16.24
16.76
16.53
16.3717
.17
17.17
17.17
17.35
16.61
16.02
16.33
16.62
16
16
17
17
17
17 17
17
17
17
CO
NFI
RM
NO
SER
VIC
E
AVAI
LABL
E
LOC
ATED
SERVICE
STATUS
O/HU/G
SERVICE RECORD
FP
HY
WATER
M
W
DRAINAGE
ELECTRICITY
SEWERAGE
SERVICE LEGEND
PF
TELECOMMUNICATION
SURVEY
PC
G
GM
GV
GAS METER
GAS VALVE
GAS MARKER
GAS
SVTAP
SIDE ENTRY PIT
GRATE
OTHER
PP
CP
LP
SP
SWA
LIGHT POLE
STAY POLE
STAY WIRE ANCHOR
CONSUMER POLE
POWER POLE
CABLE DOME
CABLE MANHOLE
CABLE PIT ECP
O/H POWER LINE
TEL
TTEL / COMMS MARKER
TEL / COMMS PIT
TEL / COMMS MANHOLE
COMBO PIT
STORM WATERMANHOLE
0.00
GAS MANHOLE
SERVICES MARKED CONFIRM REQUIREBUILDER / CLIENT TO CONFIRM POSITION
AND / OR AVAILABILITY ON SITE.
SEWERAGEWATER
GASTEL / COMMPOWER
0.00
COM
C
0.00
1ST
AWNING / EAVES
ROOF RIDGE
FLOOR RL
WINDOW / DOOR
BANK - BOTTOM
BANK - TOP
DATUM
PEG FOUND
FLUSH POINT
HYDRANT
STOP VALVE
TAPWATER MARKER
WATER METER
WATER LINE
SEWER MANHOLE
PROPERTY CONNECTION
SEWER LINE
@ A3 Portrait
WARNING!BOUNDARY RE-ESTABLISHMENT SURVEYREQUIRED TO CONFIRM LOT BOUNDARYPOSITION AND DIMENSIONS.
WARNING!BOUNDARY RE-ESTABLISHMENT SURVEYREQUIRED TO CONFIRM LOT BOUNDARYPOSITION AND DIMENSIONS.
NOTE:APPROXIMATE AHD LEVEL DERIVEDFROM SEWERAGE MANHOLE Y3672.
5 0 2.5 5 10 15
SEWER PROPERTY CONNECTIONAPPROXIMATE ONLYSEWER INVERT LEVELSEWER BROUGHT UPDEPTH TO CONNECTION
14.780.51.0
AUTHORITY
SCALE :
CLIENTLOT
:
:
C/T SURVEYOR
SURVEYED ON
DRAFTER
:
JOB No : PLAN:- - -
DRG: REV. SHEET
OF
::
: :
:
1:200 1800379 FS 001 A 1 1
JAM BUILDING DESIGNS329 (# 120) BRANKSOME GARDENS
CITY BEACH
CAMBRIDGE
PLAN 6891
2023 / 801
11/04/2018
DJ NP
SUBURB
Z:\3. Survey Projects\2018\1800379 - JAM Building Designs - Branksome Gardens City Beach\3.Delivery\3.1 Drafting\3.13 Feature\1800379-FS-001-A-MODEL.dwg
BUILDERS / CLIENTS: SITE SURVEY only. The information shown on this plan is current as at the date of survey. Boundary information,easements etc. to be verified from the Certificate of Title, Plan / Diagram or a Boundary Repeg. Boundary position approximate only. Location of boundary pegs orfences in relation to the boundary lines are not guaranteed. Sewer / Drainage may vary from schematic presentation, clearances to be checked on site. Servicesinformation to be confirmed with relevant AUTHORITIES. For underground services - ring "DIAL BEFORE YOU DIG" for confirmation of those services.
PO Box 746BELMONT WA 6984Telephone (08) 9477 4477Fax (08) 9477 [email protected]
B R A N K S O M E G A R D E N S
328DOUBLE STOREY
BRICK & IRONRESIDENCE
FLOOR RL 16.39
330BRICK & TILERESIDENCE
FLOOR RL 18.19
395BRICK & IRONRESIDENCE
394BRICK & TILERESIDENCE
329754m²BRICK & TILE
RESIDENCE # 120FLOOR RL 16.37
SEWER LINE
SEWER LINE
MH Y3674(NOT LOCATED)
SEWER LI
NE
WATER LINE
WATER LINE
TREEHT 5m
TREEHT 5m
TREEHT 3m
TREE HT 8m
TREEHT 7m
TREEHT 8m
SINGLESTOREY
DATUMNAIL & PLATEAHD RL 17.31
1ST
1ST
IRON PATIOAWNING
BRICK WALL (T.O.W. RL18.17) ON TOP OFLIMESTONE RETAINING WALL (T.O.W. RL 16.34)
LIM
ESTO
NE
RET
. WAL
L
T.O.W
.
RL 16.3
4
BLOCK KERB
GRASS
CONCRETE PATH
BITUMENCROSSOVER
CO
NC
RET
E D
RIV
EWAY
T.O.W.RL 17.53
CONCRETE DRIVEWAY
T.O.W
.
RL 17.3
9
T.O.W.RL 17.57
BRIC
K R
ET. W
ALL
GAR
DEN
BED
GAR
DEN
BED
T.O.W.RL 17.24
BRICK& IRON
CARPORT BRICK & TILEPORCH
SAN
D
BLO
CK
PAVE
DN
O F
ENC
E
GRASS
SHRUBSHT 4m
GARDENBED
STEPS
STEPBRICK WALL
T.O.W.RL 17.99
COURTYARD
BRIC
K WALL
2.0m
FIB
RO
F
ENC
E (F
AIR
)1.
8m F
IBR
O
FEN
CE
(FAI
R)
CONCRETE
BRICK& TIMBER
PATIOAWNING
GARDEN BEDBRICK WALL (T.O.W. RL18.19) ON TOP OF
LIMESTONE RETAINING WALL (T.O.W. RL 16.39)
LIMESTONE RET. WALLT.O.W. RL 16.36
BRIC
K W
ALL
ON
TO
P O
F
L
IMES
TON
E R
ETAI
NIN
G
WAL
L
BRICK RET. WALLT.O.W. RL 19.07
BRICK RET. WALLT.O.W. RL 18.68
LIMESTONE RET. WALL(LIMITED ACCESS)
LIMESTONE RET. WALL(LIMITED ACCESS)
T.O.W.RL 19.07
BRICK WALLT.O.W. RL 21.14
BRICK WALLT.O.W. RL 19.19
RAISEDTIMBER & IRON
CUBBY HOUSE
1.8m FIBRO FENCE (FAIR)
IRONSHED
SAND / GRASS
SAND /GRASS
SAND /GRASSBRICK PAVED
T.O
.W.
RL
16.6
8
BRICKRET. WALL
STEPS
1ST
1ST
SW
EN
02 0F 03
19.10.18J.Magnaterra
UNDERCROFT PLAN
COPYRIGHT
Job number: Scale:
Date Drawn:Drawn By:
Sheet No:Revision No:
Drawing Name:
Areas:Rev Date Notes Client Name:
Site Address:
1:10001
02
Date :
This is one of the drawingsrefered to in the building contract.
Client : ........................................................................................................
Date :Client :
Date :
....................................................
....................................................
....................................................
....................................................Builder :This plan shall remain the sole property of Jam Building
Designs and must not be given, lent, resold or otherwisedisposed without the permission in writing from JamBuilding designs.
Capital BuildersU/CROFT AREAG.FLOOR AREAALFRESCO AREAPORCH AREAU.FLOOR AREA
TOTAL AREALot 329 (#120)
Branksome Gardens,City Beach
18-059207.08.18 ISSUED FOR D.A 01 :::::
:
163.60m²258.98m²62.14m²7.97m²255.03m²
747.72m²
P.O Box 707, Inglewood, 6052T: (08) 9271 8033M: 0419 944 378
E: [email protected]: www.jambd.com.au
02 19.10.18 ISSUED FOR D.A 02
Remote controlSectional door 820
820
2x82
0
1st
SCALE 1:100UNDERCROFT
1 2 3 4 5 6 7 8 9
UP
16,75012,794
13,358
37 3007,207
2999,257
30 15,628 2,000
1,560 7,670
DROP ZONE
GRANO @ -06cR.L 16.48
GRANO @ -37cR.L 13.82
GRANO @ -37cR.L 13.82
GRANO @ -37cR.L 13.82
3
12
4
GARAGE7.73 x 12.19
STORE6.97 x 2.93
CELLAR3.79 x 3.11
SW
EN
03 0F 03
19.10.18J.Magnaterra
G.FLOOR PLAN
COPYRIGHT
Job number: Scale:
Date Drawn:Drawn By:
Sheet No:Revision No:
Drawing Name:
Areas:Rev Date Notes Client Name:
Site Address:
1:10001
02
Date :
This is one of the drawingsrefered to in the building contract.
Client : ........................................................................................................
Date :Client :
Date :
....................................................
....................................................
....................................................
....................................................Builder :This plan shall remain the sole property of Jam Building
Designs and must not be given, lent, resold or otherwisedisposed without the permission in writing from JamBuilding designs.
Capital BuildersU/CROFT AREAG.FLOOR AREAALFRESCO AREAPORCH AREAU.FLOOR AREA
TOTAL AREALot 329 (#120)
Branksome Gardens,City Beach
18-059207.08.18 ISSUED FOR D.A 01 :::::
:
163.60m²258.98m²62.14m²7.97m²255.03m²
747.72m²
P.O Box 707, Inglewood, 6052T: (08) 9271 8033M: 0419 944 378
E: [email protected]: www.jambd.com.au
02 19.10.18 ISSUED FOR D.A 02
34x3700 F
34x
3460
F
34x3700 F
34x4100SD 34x3010SD
8x5
420
A 8
x209
0 A
1,600
18x3010 A
1200
8x3610 L
820
820
34x
4140
SD 3
4x24
10SD
34x2410 A
820
2x82
0
820
720
720
820A/F
820
820
8x3
010
A
720A/F
1011121314151617 DN
SCALE 1:100GROUND FLOOR PLAN
2 3 4 5 6 7
UP
SHR
VB
WC
VB
WC
WO
WO FR
FZ PTY
DW
FW
FW
FR
FZ
BBQ
FW
WM
8,0078,998
8,9613,848
13,08875
007,3
003,3
0012
,500
12,17
2
2,700
190
1,392
1,842
2,000
1,000
1,000
1,508
6,000
1,100
1,050
1,263
1,500
3
12
446.83 m2
Address: LOT 98 (#20) Selsey Way, Balga Client: Natasha Local Authority:City Of Stirling Plan/Dia:P.8689(2) Map Reference:Pg.312,24:70 Date:19/06/12Scale: 1:200 Our Job No. 60883C/T Vol:99/34A Sheet Job No. LOCALITY DIAGRAM SEWER DIAGRAMFootpath:No Water:Yes Gas:Yes Telstra:Yes Drainage: Good Re-Peg:Req'dRoad:Bitumen Kerb:Semi-mountable Electricity:Overhead Soil:Sandy Vegetation:Thick Grass/Trees Sewer:YesDepth: 1.3 m Drake Surveys61 FYFE CIRCLE BULL CREEK, WA 6149 PH FAX9332 4948 9332 3014Notes: Owner To Check Certificate of Title for easements covenants etc. This plan is a site contour survey only. Boundary peg positions and location of fences or walls, in relation to the boundary, is not guaranteed. Sewer information shown is from W.A.W.A. plans. Check minimum clearances, as no liability can be accepted. Earthworks/set out dimensions may vary on site at builder's discretion.
DRAWNDATECHKDDESCRIPTION
L'DRYTILES
PDRTILES
POOLCONC. POOL TO
ENG. DETAIL1200DEEP
1800DEEP
300DEEP TILED GRANO
@ 00c R.L 17.00
TIMBER DECKED@ -01c R.L 16.91
LAWN @ -01cR.L 16.91
LAWN @ -01cR.L 16.91
1200H POOL FENCE& GATE
1200H POOLGATE
ENS 2TILES
TILED GRANO@ -01c R.L 16.91
TILED GRANO@ -01c R.L 16.91
TILED GRANO@ -01c R.L 16.91
GRANO @-01c R.L 16.91
LAWN @ -01cR.L 16.91
EXISTINGVERGE TREE
CONC. FOOTPATHR.L 16.00
CONC. FOOTPATHR.L 17.30
NEW 4.9m WIDECONC. X-OVER TO
COUNCIL REQ.
F.F.L 00cR.L 17.00
C.L @ 34c
EXTENT OF OVERSHADOW
WIL
GRA
NO
@-0
1c R
.L 1
6.91
GRANO @-05c R.L 16.57
KS
KS
KS
THEATRE4.93 x 4.85
GYM / GAMES4.37 x 5.38
LIVING5.65 x 6.27
DINING4.04 x 5.42
KITCHEN3.25 x 5.42
ALFRESCO8.87 x 5.54
ENTRY2.41 x 3.85
ACTIVITY4.62 x 4.16
WIP2.00 x 2.20SCULLERY
4.01 x 2.55
DRYING2.61 x 3.89
ALFRESCO5.01 x 2.70
FENCING DETAIL55mm x 6mm BLADE INFILLSPACED @ 70mm
SW
EN
04 0F 03
19.10.18J.Magnaterra
U.FLOOR PLAN
COPYRIGHT
Job number: Scale:
Date Drawn:Drawn By:
Sheet No:Revision No:
Drawing Name:
Areas:Rev Date Notes Client Name:
Site Address:
1:10001
02
Date :
This is one of the drawingsrefered to in the building contract.
Client : ........................................................................................................
Date :Client :
Date :
....................................................
....................................................
....................................................
....................................................Builder :This plan shall remain the sole property of Jam Building
Designs and must not be given, lent, resold or otherwisedisposed without the permission in writing from JamBuilding designs.
Capital BuildersU/CROFT AREAG.FLOOR AREAALFRESCO AREAPORCH AREAU.FLOOR AREA
TOTAL AREALot 329 (#120)
Branksome Gardens,City Beach
18-059207.08.18 ISSUED FOR D.A 01 :::::
:
163.60m²258.98m²62.14m²7.97m²255.03m²
747.72m²
P.O Box 707, Inglewood, 6052T: (08) 9271 8033M: 0419 944 378
E: [email protected]: www.jambd.com.au
02 19.10.18 ISSUED FOR D.A 02
31x2410 A
31x
3460
F
820
31x
1010
F
2x820
31x
2845
A 3
1x28
45 A
31x
2810
A
1200
2x720
2x1020
31x
1010
FO
BS 3
1x23
40 A
31x3010 A 31x3010 A
31x2910 A
31x3700 F
31x2910 A
31x3700 F
820
820
820
820
820
2 3 4 5 6 7 8 91011121314151617
DN
SCALE 1:100UPPER FLOOR PLAN
BATHVBVB
SHRWC
WC
BATH
VBVB
SHR
3
12
4
6,72910,287
14,16811,718
7,498
7,300
3,300
6,730
5,770
4,290
7,882
1,797 6,200 9,900
1,745 6,370 4,590 2,640 2,000
5,850BATHTILES
LIN
EN
ALFRESCOBELOW
PCHBELOW
MASTER SUITE5.74 x 5.75
WIR3.65 x 6.06
STUDY / OFFICE3.96 x 4.03
BED 34.13 x 3.95
ENSUTE5.74 x 3.99
VOID3.76 x 6.27
VOID2.41 x 3.85
BED 24.11 x 3.95
WIR2.22 x 1.45
WIR2.08 x 1.91
SW
EN
05 0F 03
19.10.18J.Magnaterra
ELEVATIONS
COPYRIGHT
Job number: Scale:
Date Drawn:Drawn By:
Sheet No:Revision No:
Drawing Name:
Areas:Rev Date Notes Client Name:
Site Address:
1:10001
02
Date :
This is one of the drawingsrefered to in the building contract.
Client : ........................................................................................................
Date :Client :
Date :
....................................................
....................................................
....................................................
....................................................Builder :This plan shall remain the sole property of Jam Building
Designs and must not be given, lent, resold or otherwisedisposed without the permission in writing from JamBuilding designs.
Capital BuildersU/CROFT AREAG.FLOOR AREAALFRESCO AREAPORCH AREAU.FLOOR AREA
TOTAL AREALot 329 (#120)
Branksome Gardens,City Beach
18-059207.08.18 ISSUED FOR D.A 01 :::::
:
163.60m²258.98m²62.14m²7.97m²255.03m²
747.72m²
P.O Box 707, Inglewood, 6052T: (08) 9271 8033M: 0419 944 378
E: [email protected]: www.jambd.com.au
02 19.10.18 ISSUED FOR D.A 02
72c
SCALE 1:100ELEVATION 1
76c 72c 68c
20c
4c
20c
34c
-3c
68c
37c
11c
19c
10c
28c 29.4c
2,914
257
2,914
257
2,657
N.G.L
N.G.L
N.G.L
CL (34c)
FFL (37c)
FFL 0 (0c)
UPPER CL (68c)
CL -257 (-3c)
FFL -3171 (-37c)
37c
72c 76c
29.4c
20c
11c
19c
0c
28c
68c 72c
34c
-3c
4c
20c
29.4c
37c
68c
62c
37c
68c
62c
20c
28c
-7.5c
-1c
20c
-1c
2,914
257
2,914
257
2,657
3,814
1,800
N.G.L
N.G.LN.G.L
PARAPET WALL SETBACK30mm OFF BOUNDARY
N.G.L
EXTENT OF NEWRETAINING SHOWNHATCHED
EXTENT OF NEW 1800MASONY FENCE ONRETAINING WALLSHOWN DASHED
CL (34c)
FFL (37c)
FFL 0 (0c)
UPPER CL (68c)
CL -257 (-3c)
FFL -3171 (-37c)
68c
SCALE 1:100ELEVATION 3
72c
37c
72c 76c
34c
28c
34c
28c
0c
6c
68c
62c
37c
2,914
257
2,657
CL (34c)
FFL (37c)
FFL 0 (0c)
UPPER CL (68c)
68c
SCALE 1:100ELEVATION 4
72c 76c
20c
4c
29.4c 34c
72c 76c
34c29.4c
20c
2,914
257
2,657
3,343
N.G.L
N.G.L
N.G.L
EXTENT OF NEWRETAINING SHOWNHATCHED
EXTENT OF NEW 1800MASONY FENCE ONRETAINING WALLSHOWN DASHED
CL (34c)
FFL (37c)
FFL 0 (0c)
UPPER CL (68c)
-1c
15c
20c
-5c
0c
20c
00 0F 03
19.10.18J.Magnaterra
3D Front Perspectives
COPYRIGHT
Job number: Scale:
Date Drawn:Drawn By:
Sheet No:Revision No:
Drawing Name:
Areas:Rev Date Notes Client Name:
Site Address:
1:40001
02
Date :
This is one of the drawingsrefered to in the building contract.
Client : ........................................................................................................
Date :Client :
Date :
....................................................
....................................................
....................................................
....................................................Builder :This plan shall remain the sole property of Jam Building
Designs and must not be given, lent, resold or otherwisedisposed without the permission in writing from JamBuilding designs.
Capital BuildersU/CROFT AREAG.FLOOR AREAALFRESCO AREAPORCH AREAU.FLOOR AREA
TOTAL AREALot 329 (#120)
Branksome Gardens,City Beach
18-059207.08.18 ISSUED FOR D.A 01 :::::
:
163.60m²258.98m²62.14m²7.97m²255.03m²
747.72m²
P.O Box 707, Inglewood, 6052T: (08) 9271 8033M: 0419 944 378
E: [email protected]: www.jambd.com.au
02 19.10.18 ISSUED FOR D.A 02
21 November 2018 Jennifer Heyes Manager Development Assessment Town of Cambridge 1 Bold Park Drive Floreat WA 6014 Ciara Slim [email protected] Dear Ms Slim, I refer to the City’s letter dated 26 September 2018 regarding the proposed two storey single house at Lot 329, No. 120 Branksome Gardens, City Beach. Following recent telephone discussions and the summary of submissions received, amended plans are attached with the following updated justification letter. It would be most appreciated if this justification letter and associated amended plans form part of the Council report for December 2018. A number of the neighbours and Town’s concerns have been addressed through the further amended plans. The amendments are as follows:
Removal of boundary walls; Visual privacy screening to bedroom 2 window; and Increased setback to the first floor western boundary.
The Town has only recently advised that the planning framework has changed in relation to overall height within this locality from 7.5m to 7m. This application was submitted prior to this change and there was no forewarning. As such, we believe it would be inappropriate for this application to be considered against the new policy. Notwithstanding, this letter provides a justification against the design principles of the R-Codes to demonstrate its compliance. Lot Boundary Setback
Lot Boundary Setbacks – First Floor East 5.1.3 – Lot Boundary Setback
Deemed-to-comply - 3.0m Proposed - 1.7m – 2.1m
Justification is required.
Design Principles: P3.1 Buildings set back from lot boundaries so as to:
Reduce impacts of building bulk on adjoining properties; Provide adequate direct sun and ventilation to the building and open spaces on the
site and adjoining properties; and Minimize the extent of overlooking and resultant loss of privacy on adjoining
properties Justification:
The subject variation is a result of an overall wall length calculation however, it primary relates to the front portion with a length of 14.168m. This wall faces the adjoining property’s roof to the ground floor study which has non-openable highlight windows, in addition to an inactive outdoor living area.
The length of wall includes varying openings, colours and setbacks which contribute to reducing the overall perceived bulk on the adjoining property. Given the variation is located on the eastern boundary of the subject site, the reduced setback does not unduly impact the adjoining property’s access to natural sunlight. Furthermore, the proposed setback will provide separation to the adjacent dwelling and will not impact on the adjoining dwelling’s ability to access cross ventilation. This length of wall has been amended to comply with the visual privacy requirements of the R-Codes. In light of the above, the proposed variation complies with the design principles of the R-Codes. Lot Boundary Setbacks – First Floor West
5.1.3 – Lot Boundary Setback
Deemed-to-comply - 3.0m Proposed – 2m – 2.7m – 5.85m
Justification is required.
Design Principles: P3.1 Buildings set back from lot boundaries so as to:
Reduce impacts of building bulk on adjoining properties; Provide adequate direct sun and ventilation to the building and open spaces on the
site and adjoining properties; and Minimize the extent of overlooking and resultant loss of privacy on adjoining
properties Justification:
The design of the dwelling has been thoughtfully considered with a functional internal layout whilst respecting the adjoining properties through the design of the built form. The western setbacks relate to internal void areas. The length of walls do not have major openings and propose a minor variation due to not having a 4 metre separation in wall length. The design of the first floor western elevation includes varying setbacks ranging between 2 metres, 2.7 metres and 5.85 metres. These setbacks coupled with the window treatments reduce the overall perceived bulk and scale of the dwelling to the adjacent property. The minor setback variation will not impact the adjoining properties access to natural sunlight and ventilation as it relates to the western boundary. The adjacent dwelling at 118 Branksome Gardens, City Beach is single storey. Furthermore, it is adjacent to the adjoining property’s carport, driveway and inactive open space area. Notwithstanding, the proposed minor variation still provides separation to the existing adjacent dwelling, facilitating a ventilation corridor. The proposed length of wall does not result in any visual privacy issues. In light of the above, the proposed variation complies with the design principles of the R-Codes. Visual Privacy Visual Privacy
5.4.1 – Visual Privacy (ground floor)
Variations as noted in correspondence dated 26 September 2018 for the ground floor
Justification is required.
Justification: As required a 1.8m dividing fence (minimum height) is required to be installed at the highest ground level. Therefore, each of the major openings will be screened. Therefore, compliant with C.1.1 (ii) which states “are provided with permanent screening to restrict views within the cone of vision from any major opening or an unenclosed outdoor active habitable space.”
Primary Street Setback
Primary Street Setback Clause 20 of TPS No. 1 Deemed-to-comply – 7.5m
Proposed – 7.5m to the dwelling however a gatehouse, fencing and retaining walls are within the front setback area.
Justification is required.
Clause 39 of TPS No. 1 (a) If approval were to be granted, the development would be consistent with:-
(i) The orderly and proper planning in the locality (ii) The conservation of the amenities of the locality; and (iii) The statement of intent set out in the relevant Precinct Planning Policy; and
(b) The non-compliance would not have any undue adverse effect on:- (i) The occupiers or users of the development; (ii) The property in, or the inhabitants of, the locality; or (iii) The likely future development of the locality.
Justification: The proposed fencing forms part of the design to complement the proposed dwelling. The fencing is open in nature and provides interaction between the primary street and the proposed dwelling. The gatehouse is proposed to provide weather protection for guests. The retaining walls are required to facilitate the undercroft garage – which has been proposed to reduce the dominance of the garage on the streetscape. These encroachments in the primary street setback area are considered minor and do not contravene the principles of orderly and proper planning. Furthermore, adjacent dwellings at 122 Branksome Gardens has a front setback of 6.55 metres to the main dwelling. In addition to 111, 108, 107 and 101 having carport structures within the front setback area. The amenities in the locality will not be undermined as a result of this proposal. This is because the proposed dwelling does not impact the amenities and the proposal is consistent with the zoning applicable to the locality. The Statement of Intent of the City Beach Precinct is as follows:
“These areas are to be maintained for low and medium density residential development in accordance with the development standards specified for Residential R12.5, Residential R20, Residential R30 and Residential R30/40. These dwelling density classifications will result in single dwellings occupying the majority of the precinct, with grouped dwellings permitted in a few locations.
A limited number of non-residential uses such as local shops, child care facilities, recreation areas and primary schools are also appropriate where they serve the immediate day to day needs of local residents and are an integral part of the residential environment. These uses will only be supported by Council where they are small in scale and are not likely to cause any significant disturbance to adjacent residences or the residential character of the area.”
The proposal is for a single dwelling on a single lot which is consistent with the Residential R12.5 density code. Therefore, it is consistent with the character of the area and the statement of intent. Given the proposed development within the front setback area is not significant, it will not impact on the future residents of the dwelling. Rather it provides safety by constructing a front fence. In addition to this, the development does not dominate the streetscape given they are open in nature resulting in no adverse impact to the inhabitants of the locality. As detailed previously, the minor structures/development are consistent with the character of the locality and do not dominate the streetscape. Therefore, the proposed minor variations comply with Clause 39 of the Town’s Town Planning Scheme No. 1.
Building Height
Building Height – LPP 3.3 LPP3.3 Deemed-to-comply – 7m
Proposed – Maximum 7.48m Justification is required.
Design Principles Clause 5.1.6 of the R-Codes: P6 Building height that creates no adverse impact on the amenity of adjoining properties or the streetscape, including road reserves and public open space reserves, and where appropriate maintains:
Adequate access to direct sun into buildings and appurtenant open spaces; Adequate daylight to major openings into habitable rooms; and Access to view of significance.
Justification: This application was submitted in excess of four months ago whereby the permitted height was 7.5m. The policy framework changed whilst this application was being considered. It is unreasonable to retrospectively apply the height requirements without any ‘warning’. The subject site slopes approximately 1 metre from the rear to the centre of the site and increases approximately 800mm to the primary street. As such, the site has varying levels with the lowest levels centrally located. The proposed height variation primarily relates to the centre of the site where the natural ground level is lower. The height is compliant to the primary street and rear boundary. The minor height variation permits direct sunlight into adjacent dwellings as the dwelling abuts a majority of non-habitable areas. Furthermore, the minor height variation does not result overshadowing of adjoining properties habitable rooms as the isolated area of the height variation abuts inactive outdoor living areas of both 118 and 122 Branksome Gardens. The property to the rear of the site will not be impacted as it is setback in excess of 15 metres from the rear boundary (in addition to the proposed dwelling 6 metre rear setback). The height is relatively compliant at the primary street therefore, there will be no impact on views of significance for the properties on the eastern side of Branksome Gardens. Furthermore, the views are restricted in this location due to the sand dune system.
In light of the above, the proposed height variation complies with the design principles.
The proposed dwelling has undergone several design iterations. It has not been a design and defend process. The amendments have been considered as a direct result comments received during the community consultation period. The proposed departures are considered minor and comply with the respective design principles. The dwelling will positively contribute to the streetscape of Branksome Gardens. We look forward to a positive determination by Council. Kind regards, Jason Magnaterra Director, JAM Building Designs
ATTACHMENT 5 Schedule of Submissions DV19.7 - LOT 329 (NO. 120) BRANKSOME GARDENS, CITY BEACH NEIGHBOUR COMMENTS Comment 1: We will still strongly object to this amended development plan of 120 Branksome Gardens, City Beach. In general we do not see any reasons whatsoever to accept any of the parts of the development that do not meet the deemed-to-comply provisions of the Residential Design Codes or Cambridge's planning policies. This lot 329 is a rectangular lot where it should be easy to build a dwelling which meets all Residential Design Codes and your own planning policies. Ground Floor Side Setback (east) The minimum requirement of 2.5 meters setback for the proposed kitchen and scullery wall is there for a reason. We demand the new development to adhere to the minimum setback requirement due to fire hazard, noise, privacy etc. We will therefore not accept a setback of only 1.842 meters. Upper Floor Side Setback (east) The proposed dwelling would have high walls towards us on the east side. Since we will be "boxed in" we will demand minimum upper floor setback to be the required 3.0 meters. The bathroom will also have a big window, and due to privacy reasons we would demand the minimum setback to be applied. We will therefore not accept a setback of only 1.8 meters. Overall Height The base level of this dwelling will already be higher than our base level. To minimize the effect of being "boxed in", we will demand the dwelling to meet the required maximum permissible roof height of 7.0 meters. Retaining Walls and Filling of Land The wall between our property and the development site was built by ourselves at the required height of 1.8 meters. Due to privacy reasons we will not accept a retaining wall and filling of land at the eastern side boundary of a height of 0.89 meters. Comment 2: I would like to provide my concern that the request to further allow an exception to the Overall Height ( LPP 3.3 ), seems excessive and squeezing “just a little bit more” attitude. It’s a very large house, being 2 storey sitting on a block that is already above a reasonably low back yard. My backyard has the deep sewage access point located on it. This will mean the back yard will need to keep this point free and probably not be able to be built on. The dwelling of 120 Branksome Gardens will be “overlooking” the entire back yard.
ATTACHMENT 5 Schedule of Submissions DV19.7 - LOT 329 (NO. 120) BRANKSOME GARDENS, CITY BEACH The rules on Overall Height are quite clear, and the amount 250mm is above what has been agreed, unless special circumstances exist. I would suggest, the 250mm can easily be reduce to meet the standard, by adjusting the roof angle or other low impact changes. Comment 3: There are many houses in the close vicinity that will soon be up for development. If the precedent is set that the codes do not need to be met, this will leave us open to multiple deviations from the planning policy with a corresponding change to the neighbourhood. Please could you ask applications to keep to the codes unless there are exceptional circumstances that make this not practical.