sheet index: project notes: planning analysis- inner

GSPublisherVersion 182.0.91.100

COVER SHEET

FLOOR PLANS

SITE PLAN

ELEVATIONS

SHADOW ANALYSIS- WINTER SOLSTICE @ 9am


SITE PLAN- SERVICES

SHADOW ANALYSIS- WINTER SOLSTICE @ 1pm





SHADOW ANALYSIS- EQUINOX @ 9am

SHADOW ANALYSIS- SUMMER SOLSTICE @ 9am

SHADOW ANALYSIS- EQUINOX @ 12pm

SHADOW ANALYSIS- SUMMER SOLSTICE @ 12pm

1:1 01

COVER SHEET

01

SHEET INDEX:01

02

03

04

05

PROJECT NOTES:

LAUNCESTON CITY COUNCIL

INNER RESIDENTIAL

REFER TO GEOTECHNICAL REPORT

7

BAL LOW

N/W

REGION A1-A5, N2

CLASS 1a

LOCAL AUTHORITY

BUILDING CLASS

BUILDING ZONE

PREVAILING WINDS

DESIGN WIND SPEED

SOIL CLASSIFICATION

CLIMATE ZONE

BUSHFIRE ATTACK LEVEL

LOWCORROSION ENVIRONMENT

CONFIRM ALL DIMENSIONS AND SERVICES ONSITE PRIOR TOCOMMENCEMENT OF WORKS.

IF IN ANY DOUBT ABOUT BEARING AND BOUNDARIES SHOWN THENTHESE MUST BE CONFIRMED ONSITE BY A SURVEYOR PRIOR TO SETOUT.

ENSURE DRAWINGS USED ONSITE ARE STAMPED 'APPROVED' PLANS BYBUILDING SURVEYOR AND PERMIT AUTHORITY.

N/A- LESS THAN 900m AHDALPINE AREA

TITLE REFERENCE 48631/4

PLANNING ANALYSIS- INNER RESIDENTIAL

BUILDING ENVELOPE FOR SINGLE DWELLINGSSITE COVERAGE AND REAR SETBACK FOR SINGLE DWELLINGS

PRIVACY FOR SINGLE DWELLINGSFRONTAGE FENCES FOR SINGLE DWELLINGSSITE COVERAGE

SETBACK FROM A FRONTAGE FOR SINGLE DWELLINGS

BUILDING HEIGHT

D 11.4.1D 11.4.2D 11.4.3D 11.4.4D 11.4.5D 11.4.6D 11.4.7D 11.4.8

FRONTAGE SETBACKSD 11.4.9REAR AND SIDE SETBACKSD 11.4.10

FRONTAGE SETBACK, WIDTH OF GARAGES/ CARPORTS FOR SINGLE DWELLINGS

WALL ON BOUNDARIESD 11.4.11LOCATION OF CAR PARKINGD 11.4.12OVERLOOKINGD 11.4.13NORTH-FACING WINDOWSD 11.4.14DAYLIGHT TO WINDOWSD 11.4.15DENSITY CONTROL OF MULTIPLE DWELLINGSD 11.4.16PRIVATE OPEN SPACE FOR MULTIPLE DWELLINGSD 11.4.17SITE FACILITIES FOR MULTIPLE DWELLINGSD 11.4.18COMMON PROPERTY FOR MULTIPLE DWELLINGSD 11.4.19STREETSCAPE INTEGRATION AND APPEARANCED 11.4.20OUTBUILDINGS AND SWIMMING POOLSD 11.4.21EARTHWORKS AND RETAINING WALLSD 11.4.22DEVELOPMENT FOR DISCRETIONARY USESD 11.4.23LOT SIZE AND DIMENSIONSD 11.4.24 N/AFRONTAGE AND ACCESSD 11.4.25 N/ADISCHARGE OF STORMWATERD 11.4.26 N/AWATER AND SEWERAGE SERVICESD 11.4.27 N/ALOT DIVERSITYD 11.4.28 N/ASOLAR ORIENTATION OF LOTSD 11.4.29 N/A

A1 NON-COMPLIANCE

REFER TO PLANNING ANALYSIS RATIONALE

N/AN/AN/A

A2 NON-COMPLIANCEWE COMPLYWE COMPLY

WE COMPLYWE COMPLYWE COMPLY

N/AN/A

WE COMPLY

06

07

08

09

N/AN/A

N/A

N/AN/AN/A

N/AN/AN/A

N/A

10

11

12

13

14

15

16

DA

CLIENT:

TOM PORTEPROJECT:PROPOSED BUILDINGADDRESS:17 CANNING STREET, LAUNCESTON

REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:

2ISSUED FOR/ DESCRIPTION: BY: DATE:

0

ISSUE

1 SRO 18.05.21© These drawings are protected by copyright law & are not tobe copied in any form without written permission from SOS.

DESIGN CONCEPT

0 2 SRO 18.06.21DEVELOPMENT APPLICATION

0 3 SRO 07.07.21DA UPDATE

1 4 SRO 26.08.21DA F.I.RSTUARTOATESSERVICESMobile: 0439 334 [email protected] Burns Street, InvermayTAS 7248 Australia

2 5 SRO 28.09.21DA F.I.R

Version: 1, Version Date: 29/09/2021Document Set ID: 4616674

PLANNING EXHIBITEDDOCUMENTS

Planning Administration

0554/2021Ref. No:

Dateadvertised: 09/10/2021

This document is subject to copyright and is protected by law. In displaying thisdocument on its website the Council grants website users a non-exclusive licence toreproduce the document in their web browser for the sole purpose of viewing thecontent. The Council reserves all other rights. Documents displayed on the Council'swebsite are intended for public perusal only and should not be reproducedwithout the consent of the copyright owner.


1,000

7,7707,700

2,500

R.L-2450

R.L-100

R.L-1200

EX. FENCE

EX. DRIVEWAY

OB

19 CANNING STREETEXISTING RESIDENCE

OB



13 CANNING STREETEXISTING UNITS

GRASS

GRASS


19A CANNINGSTREET

VACANT LAND/APPROVEDDWELLING

179A ST JOHNS STREETEXISTING UNITS

BOUNDARY 20120

BOUNDARY 12070

BOUNDARY 12070

CANNING STREET

EX. FENCE

P.O.S

P.O.SDECK

OB

GRASS

179 ST JOHNS STREETEXISTING RESIDENCE/ YARD

PRESCRIBEDSETBACK

BOUNDARY 20120

48631/2

48631/3

48631/1

48631/4R.L-2550

PROPOSEDBUILDING

PRUNIS SERRULATA- APPROX. 3m HIGH

PITTOSPROUM TENUIFOLIUM- APPROX. 6-8m HIGH

AMELANCHIER OVALIS- APPROX. 4m HIGH

LAURUS NOBILIS- APPROX. 5m HIGH

PLATYCLADUS ORIENTALIS- APPROX. 4-6m HIGH

ERIOBOTRYA JAPONICA- APPROX. 6m HIGH

02

SITE PLAN

1:300

02

SITE COVERAGETOTAL 29%

AREASTOTAL 242.8%

NOTE: LOTS 48631/ 1,2, 3 & 4 TO BECONSOLIDATEDINTO ONE LOT.

ALL HIGHLIGHTED TREESTO BE REATIANED

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




R.L-2450

R.L-100

R.L-1200

AHD+35.5

AHD+36.1

AHD+35.5

EX. DRIVEWAY


CANNING STREET EXISTING SEWER AND

STORMWATER LINES

EXISTING WATER METER

GARAGE LEVEL R.L+0

EXISTING WATER LINE

COMBINED SEWER & STORMWATER M

AIN

WATER MAIN

BOUNDARY 20120

BOUNDARY 12070

BOUNDARY 20120

BOUNDARY

BOUNDARY

R.L-2450

EXISTING

EXIST

ING

NEW 150Ø SEWER CONNECTEDTO EXISTING LINE

NEW 100Ø STORMWATERCONNECTED TO EXISTING LINE

R.L-2550

PROPOSEDBUILDING

03

SITE PLAN- SERVICES

1:200

03

SERVICES LEGENDSEWERSTORMWATERWATERNOTE: LOTS 48631/ 1, 2, 3 & 4 TO BE

CONSOLIDATED INTO ONE LOT.

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




90 1,100 90 6,400 90

7,770 1,000

7,70

02,

500

907,

520

90

1,190

2,18

090

4,06

0N.G.L-100N.G.L-100

R.L+0T.P+2760

GARAGECO-1

UP

DN

EXISTING DRIVEWAY EDGE

EXIS

TIN

G BR

ICK

WAL

L 1.8

m A

BOVE

EX.

G.L

BOUN

DARY

BOUNDARY

BEN

CH

7,70

02,

500

1,000 7,770 1,000

N.G.L-2450N.G.L-2550

N.G.L-100

N.G.L-1200

N.G.L-100

UP

R.L-2610T.P+2460

STORAGEVI-1

GRASS CONC.

GARDEN BLOCKRETENTION.MAX.600 HIGH

STAIRS.MAX. RISE 190MIN. RUN 240

EXISTING DRIVEWAY EDGE

EXCAVATEAPPROXIMATELY 1200mm

REMOVE EXISTINGRETAINING WALL

EXIS

TIN

G BR

ICK

WAL

L 4m

ABO

VE E

X. G

.LBO

UNDA

RY

BOUNDARYEX. TREES TO BE RETAINED

903,

630

9071

0 903,

000

90

1,000

901,9

10

7,70

02,

500

7,770 1,000

30090

1,100 200 5,690 600 90

2,310 90 2,100 90 3,000

BOUN

DARY

BOUNDARY

ROBE

LDRY

BATHBEDROOM

T WM/D ST

F

P

R.L+2760T.P+2460

LIVINGCA-1

STUDY NOOK

DN

TI-1

CA-1

DP

DPDP

04

FLOOR PLANS

1:100

04

AREAS

179.4m2TOTAL NEW

59.8m259.8m259.8m2LOWER FLOOR- RUMPUS

1776m2SITE

GROUND FLOOR- GARAGEUPPER FLOOR- ANCILLARY DWELLING

LOWER FLOOR- STORAGE GROUND FLOOR- GARAGE UPPER FLOOR- ANCILLARY DWELLING

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




OBSCURE

EXISTINGTREE

8,20

0

5,80

0BEHIND

EXISTINGTREE

1,200

10,5

00

8,10

0

OBSCURE

05

ELEVATIONS

1:100

05

NORTH WEST ELEVATION1:1001

F.F +0

G.F -2610

TP +3130

COLOURBOND CUSTOM ORB ROOFING WITHCOLOURBOND FLASHINGS AND CAPPINGS TOMATCH EXISITING HOUSE

GUTTER AND FASCIA TO MATCH EXISTING HOUSE

DOUBLE GLAZED ALUMINIUM FRAMED WINDOWS.COLOUR TO MATCH EXISTING HOUSE

WEATHERBOARDS TOMATCH EXISTING HOUSE

TILT-A-DOOR

F.F +0

G.F -2610

TP +3130

NORTH EAST ELEVATION1:1002

SOUTH EAST ELEVATION1:1003 SOUTH WEST ELEVATION

1:1004

EXISTING DRIVEWAY

RENDERED 200 SERIES BLOCKWORK

EXISTING WALL, CHIMNEY & HOUSE-19 CANNING STREET

CONCRETE WAFFLE POD SLAB

CONCRETE BONDEK SLAB

EXISTING WALL, CHIMNEY & HOUSE-19 CANNING STREET

HOUSE TO BE BUILT-19A CANNING STREET

HOUSE TO BE BUILT-19A CANNING STREET

PITCH 30oPITCH 30o

PRESCRIBED BUILDING ENVELOPEFOR INTERNAL LOTS- 3m SETBACKWITH 5.5m MAX. HEIGHT

N.G.L

EXISTING DRIVEWAY LEVEL

N.G.L

N.G.L

EXISTING RETENTING WALL

OBSCURED TINTING TO 1.7mABOVE FLOOR LEVEL

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




06

SHADOW ANALYSIS 9am

1:200

06

WINTER SOLSTICE @ 9amSCALE 1:200

19A CANNING STREET P.O.S

PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET

PROPOSED BUILDING SHADOW

EXISTING SHADOW-19A CANNING

PRIVATE OPEN SPACE- 19A CANNING

BOUNDARY

LINE OF EXISTING TREES TO BE RETAINED.SHADOWING NOT SHOWN

WINTER SOLSTICE @ 9am- SHADOW CAST ON 19a CANNING STREET

EXISTING SHADOW- FENCE

EXISTING SHADOWS

EXISTING SHADOW FROM17 CANNING STREET

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




07

SHADOW ANALYSIS 10am

1:200

07



PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET




BOUNDARY




EXISTING SHADOWS

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




08

SHADOW ANALYSIS 11am

1:200

08



PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET




BOUNDARY




EXISTING SHADOWS

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




09

SHADOW ANALYSIS 12pm

1:200

09

WINTER SOLSTICE @ 12pmSCALE 1:200




BOUNDARY


WINTER SOLSTICE @ 12pm- SHADOW CAST ON 19a CANNING STREET



PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET

EXISTING SHADOWS

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




10

SHADOW ANALYSIS 1pm

1:200

10



PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET

PROPOSEDBUILDING




BOUNDARY




EXISTING SHADOWS


DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




11

SHADOW ANALYSIS 2pm

1:200

11



PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET

PROPOSEDBUILDING




BOUNDARY




EXISTING SHADOWS


DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




12

SHADOW ANALYSIS 3pm

1:200

12



PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET

PROPOSEDBUILDING

WINTER SOLSTICE @ 3pm- 179a ST JOHN STREET

LINE OF EXISTING TREES TO BE RETAINED.OVERSHADOWING NOT SHOWN




BOUNDARY


EXISTING SHADOWS

P.O.S SHADED BY EXISTING TREESAND VEGETATION. REFER TO IMAGES

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




13

SHADOW ANALYSIS 9am

1:200

13

EQUINOX @ 9amSCALE 1:200


PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET




BOUNDARY


EQUINOX @ 9am- SHADOW CAST ON 19a CANNING STREET


EXISTING SHADOWS

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




14


1:200

14

EQUINOX @ 12pmSCALE 1:200


PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET




BOUNDARY


EQUINOX @ 12pm- SHADOW CAST ON 19a CANNING STREET


EXISTING SHADOWS

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




15

SHADOW ANALYSIS 9am

1:200

15

SUMMER SOLSTICE @ 9amSCALE 1:200


PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET




BOUNDARY


SUMMER SOLSTICE @ 9am- SHADOW CAST ON 19a CANNING STREET


EXISTING SHADOWS

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:




16


1:200

16

SUMMER SOLSTICE @ 12pmSCALE 1:200


PROPOSEDBUILDING

17 CANNINGSTREET

19 CANNINGSTREET

179a ST. JOHNSTREET




BOUNDARY


SUMMER SOLSTICE @ 12pm- SHADOW CAST ON 19a CANNING STREET


EXISTING SHADOWS

DA

CLIENT:


REV.

TITLE:

SCALE:

PROJECT No:

21011

SHEET SIZE:

A3DWG No: REV:


0

ISSUE


DESIGN CONCEPT




2 5 SRO 28.09.21DA F.I.R




0554/2021Ref. No:



D11.4.3- BUILDING ENVELOPE FOR SINGLE DWELLINGS

A2 Non compliance: Proposed building in breach of the 3m Setback and 5.5m height of the prescribed

building envelope

P2

The siting and scale of single dwellings on internal lots must be designed to:

(a) ensure there is no unreasonable loss of amenity on adjoining lots by:

(i) overshadowing and reduction of sunlight to habitable rooms and private open space to less than 3 hours

between 9.00 am and 5.00 pm on June 21 or by increasing existing overshadowing where greater than

above;

During the above time, the proposed dwelling will overshadow some habitable room windows at the

proposed building on 19A Canning Street. There will be no overshadowing of the private open space but 2

high sill windows 1m away from the boundary will be overshadowed between 9am-1:30pm.

From 1:30-5pm the proposed building will not overshadow these windows during the winter solstice.

A row of existing evergreen trees approximately 5m high, that are to be retained, will overshadow these

windows blocking direct sunlight in the sites current condition.

The affected rooms of the dwelling at 19A Canning Street all have additional windows of another orientation.

(ii) overlooking and loss of privacy; and

The proposed building has been designed to have no habitable room windows that overlook into the

adjacent dwelling. The bathroom window is obscured and the bedroom window has a sill height of 1.2m with

obscuring up to 1.7m.

(iii) visual impacts when viewed from adjoining lots; and

The proposed building is screened by existing vegetation reducing the visual impact and is consistent with

building heights on adjacent properties.

(b) take into account steep slopes and other topographical constraints.

The proposed building site is on a gradual slope falling to the south west. The proposed building appears 1 story

taller from this direction than the opposite due to the site fall. The roof line has been hipped on the south west

side to reduce overshadowing.

The proposed building is above the prescribed building height and discretion is required.

The proposed building is consistent with surrounding setbacks and building heights with many examples within a

close proximity to the site. Its form and style (weatherboard cladding with hipped and gable roof line) is

consistent with surrounding buildings. The proposed building is 1m away from a 4m high wall boundary wall and

is nestled into surrounding vegetation reducing the visual impact of it height from adjoining properties.




0554/2021Ref. No:



D11.4.22- EARTHWORKS AND RETAINING WALLS

A1 Non compliance: Proposed building to have a cut of approximately 1.2m below natural ground level

P1

Earthworks and retaining walls must be designed and located so as not to have an unreasonable impact on the

amenity of adjoining lots, having regard to:

(a) the topography of the site;

(b) the appearance, scale and extent of the works;

(c) overlooking and overshadowing of adjoining lots;

(d) the type of construction of the works;

(e) the need for the works;

(f) any impact on adjoining structures;

(g) the management of groundwater and stormwater; and

(h) the potential for loss of topsoil or soil erosion.

The proposed retaining wall is will have no unreasonable impact on adjoining properties. The proposed cut

exceeds the prescribed limit by only 200mm and will not be visible from adjoining properties.




0554/2021Ref. No:



IMAGES- Trees on boundary adjacent to 19A Canning Street.

Trees on boundary adjacent to 19A Canning Street and 179A St John Street




0554/2021Ref. No:



Trees on boundary adjacent to 179A St John Street.




0554/2021Ref. No:



View from driveway

Trees on boundary adjacent to 19A Canning Street.




0554/2021Ref. No:

