PAE-DAP 13
23.01.08
ITEM 7.1 040/2319/07 – Salvatore Marzullo Building Design
Applicant’s Name: / Salvatore Marzullo Building DesignPO Box 32
CAMPBELLTOWN SA 5074
Subject Land: / 3 Balmoral Street, Hillcrest SA 5086
Proposed Use: / Two detached single storey dwellings
Zone: / Residential Zone
Policy Area: / Policy Area 43: Residential East
Zone Objectives: / Objective 1: A diverse range of housing styles that meet the needs of all people.
Objective 2: Containment of housing costs through a full range of design and development techniques.
Objective 3: Environmentally sensitive design that conserves natural resources, in particular energy and water, and protects ecosystems and natural site features.
Objective 4: The control of stormwater run-off from residential areas to ensure stormwater discharge does not exceed the capacity of downstream drainage systems, or affect surrounding development.
Objective 5: Residential development that complements and reinforces the desired future character and amenity of localities.
Objective 6: Revitalisation of under-utilised suburbs, particularly public housing areas, to facilitate the provision of a greater mix of housing types and improved residential amenity.
Objective 7: Infrastructure and facilities that encourage walking, cycling and public transport use.
Objective 8: Convenient access to a wide range of community facilities and services.
Objective 9: Public open space providing diverse recreational opportunities.
Objective 10: The orderly development of residential areas in accordance with the Residential Areas Structure Plan, Map PAdE/1 (Overlay 5) and Structure Plan, Maps PAdE/1 (Overlay 1) Part A and PAdE/1 (Overlay) Part B.
040/2319/07 – SALVATORE MARZULLO BUILDING DESIGN, CONTD.
SITE AND SURROUNDING LOCALITY
The subject land is a rectangular shaped allotment which tapers in to a width of 12.19m along its western boundary. The allotment is 585.12 square metres and is orientated in an east to west direction. The allotment is currently vacant and has been cleared of all vegetation.
The subject site is located in Residential Zone, Policy Area 43: Residential East approximately 50 metres north of North East Road in Hillcrest.
The site is surrounded by other residences, to which the form of development is largely characterised by low to medium density single storey detached dwellings of brick veneer construction on a range of allotment sizes. There is a growing instance of medium density infill development within the immediate locality north of the subject site.
DESCRIPTION OF THE PROPOSAL
The proposed development comprises two 2 bedroom modest sized single storey detached dwellings joined to each other via the single garage wall on the central side boundary.
There is future intention to create two allotments from one, in the form of two Torrens title allotments one of 300.41 square metres and the other of 284.71 square metres, both facing and having access onto Balmoral Street.
NATURE OF THE DEVELOPMENT
The proposed development is a type that falls under Schedule 10 of the Development Regulations to be determined by the Development Assessment Commission. It comprises development undertaken by the South Australian Housing Trust that involves the construction of more than one dwelling on an allotment.
ASSESSMENT OF THE PROPOSAL
The relevant provisions of Council’s Development Plan are used when assessing the proposed development in order to determine whether the proposal is a reasonable form of development for the subject land as well as the locality in which the development is located.
This proposed development is therefore required to satisfy the provisions of Council’s Development Plan as well as not unreasonably impacting upon the immediate locality.
040/2319/07 – SALVATORE MARZULLO BUILDING DESIGN, CONTD.
The following is a summary of the proposal:
Site Area
Site Area Per Dwelling(m2) / Development Plan Provisions
(m2) / Does this meet the relevant provisions of the Development Plan?
Dwelling 1 / 300.41 / 300 / Yes
Dwelling 2 / 284.71 / 300 / No
Setbacks
Front(m) / Rear
(m) / Southern Side
(m) / Northern Side
(m)
Development Plan Provisions / Average of adjoining dwellings / 3.0 / 0.9 or garage on boundary / 0.9 or garage on boundary
Dwelling 1 / 6.0 / 8.5 / 0.99 / Dwelling on common boundary for length of 14.65m
Dwelling 2 / 6.0 / 11.0 / Garage on boundary
Dwelling 1.2 / 1.02
Private Open Space (to side or rear)
Open Space Provided(m2 ) / Development Plan Provisions
(m2) / Does this meet the relevant provisions of the Development Plan?
Dwelling 1 / 67.77 (22%) / 25% / No
Dwelling 2 / 70.15 (24%) / 25% / No
On-site Car Parking
On-site Parking Provided(per dwelling) / Development Plan Provisions
(per dwelling)
Dwelling 1 / 1 under cover
1 visitor space / 1 under cover
1 visitor space
Dwelling 2 / 1 under cover
1 visitor space / 1 under cover
1 visitor space
Building Materials
Roof / Walls / Garage DoorsDwelling 1 / Colorbond / Brick veneer / Roller door
Dwelling 2 / Colorbond / Brick veneer / Roller door
040/2319/07 – SALVATORE MARZULLO BUILDING DESIGN, CONTD.
Zoning and Land Use
Council Wide Objectives: 1
Council Wide Principles of Development Control: 4
Residential Zone Objectives: 2
Residential Zone Principles of Development Control: 4, 6
Policy Area Objectives: 1, 2
Policy Area Principles of Development Control: 1
The proposed land use is residential in nature and therefore consistent with the objectives of development within the Residential Zone. The proposed development is also considered to be consistent in character with the recent infill development evident to the north of the subject site along Balmoral Street. The single storey nature of the development is consistent with that already in the locality and with the desired future character of the Policy Area.
Medium density development is desired within the Policy Area where the subject site is located within 500 metres of centres and shops, public transport routes or areas of public open space. As the subject site is located approximately 50 metres from the Local Commercial Zone (on the southern side of North East Road), approximately 250m east of the District Centre Zone and is also close to public transport along North East Road; the site is considered to be an appropriate location to construct medium density housing.
Amenity and Character
Council Wide Objectives: 1, 5, 80
Council Wide Principles of Development Control: 25, 26, 27, 28
Residential Zone Objectives: 1, 2, 3, 5
Residential Zone Principles of Development Control: 44
The locality can be characterised as containing a mix of older housing types as well as modern housing designs, with well landscaped front yards and public spaces. To the south east of the site is a gravel car park for the former display homes located along North East Road.
To the north east of the site lies a group of more modern single storey detached dwellings with single garages/carports facing Balmoral Street. The proposed development is considered to improve the overall amenity of the streetscape through the provision for landscaping on front yards of a size that enables easy maintenance. New street trees will be planted to replace the one proposed to be removed in order to gain access to the site.
The design of the proposed dwellings is considered to further enhance the amenity of the locality by means of providing for modern building materials and built form. The overall design and appearance of the development is considered to compliment and
040/2319/07 – SALVATORE MARZULLO BUILDING DESIGN, CONTD.
contribute to the existing character of the locality, which is primarily single storey detached dwellings of brick veneer construction.
Access, Car Parking and Manoeuvring Areas
Council Wide Principles of Development Control: 97, 98
Residential Zone Principles of Development Control: 83, 84, 88, 89, 90
Both dwellings proposed consist of two bedrooms. Residential Zone, Principle of Development control 83 requires that dwellings with 3 bedrooms or less provide a minimum of two on-site parking spaces, one of which is covered. The proposed dwellings meet this requirement, having covered garages with dimensions 3.29x6.10 and 3.31 x 6.1 metres respectively. There is room for visitor parking spaces in tandem formation in the driveways. This meets both the requirements of the Development Plan and the Australian Standards.
Boundary Setbacks
Council Wide Objectives: 1, 5
Council Wide Principles of Development Control: 3, 4, 5, 145, 146
Residential Zone Objectives: 1, 5, 10
Residential Zone Principles of Development Control: 49, 50, 51, 57, 58, 59, 60
The proposed primary boundary setback to both dwellings is 6 metres, with either a portico or verandah protruding a further one metre forward. The proposed setback compliments the setbacks of the adjoining dwellings. The proposed garages are in line with the main face of the dwelling, this however, is considered acceptable given the presence of a portico and verandah forward of the main face.
The proposed side boundary setbacks of 990mm to 1.2 metres for both dwellings 1 and 2 (with the garages located on the common boundary) meet the relevant provisions of the Development Plan. However, the proposed 14.65m wall along the proposed internal common boundary for dwelling one exceeds the requirements of Residential Zone, Principle of Development Control 57, which seeks dwellings to only be located along side boundaries for a maximum length of 9 metres. In this situation both dwellings are to be constructed simultaneously as an integrated development, such that the space between the dwellings will be 1.2 metres in width. It should also be noted that the only windows along this portion of either dwelling are bathroom and toilet windows, hence the impact on any potential overshadowing down the side of the dwellings is not considered to be an issue.
As indicated in the quantitative tables, the minimum rear setback is 3.0 metres within the Residential East Policy Area. The proposed rear setbacks for both dwellings adequately meet this requirement.
040/2319/07 – SALVATORE MARZULLO BUILDING DESIGN, CONTD.
Overlooking/Overshadowing
Residential Zone Principles of Development Control: 65, 66, 75, 76
The proposed dwellings are orientated in a way that allows for maximum sunlight to the private open space and north-western rooms. Where possible the kitchen, dining and living rooms are located to the north of the site.
The proposed boundary setbacks are considered sufficient to alleviate overshadowing impacts on adjoining dwellings. The bulk and scale of the dwellings is not considered to compromise the sunlight into habitable windows or private open space of adjoining properties.
Any potential for overlooking due to the slope of the land has been reduced via a 400-500mm retaining wall located along both the northern and southern boundaries.
Private Open Space
Residential Zone Objectives: 1
Residential Zone Principles of Development Control: 68 to 74
The minimum open space requirements for allotments within Policy Area 43: Residential East is 25 percent of the total allotment size. While it is evident, as indicated in the quantitative tables, that both allotments provide slightly less than the required amount of private open space (at 22 and 24 percent respectively), it is considered that the area is of a size and shape that will meet future occupant needs in terms of entertaining, clothes drying, recreation and landscaping and is able to be accessed from a living room. Given that the proposed dwellings are two bedrooms rather than three, the need for private open space is considered to be slightly lower.
It should also be noted that a public reserve of 5000 square metres is located approximately 40 metres to the west of the site, which may provide for additional recreation space for occupants.
CONSULTATION WITH OTHER AGENCIES/DEPARTMENTS
The proposed development has been referred onto Council’s Technical Services Department in which works on public roads & reserves, drainage, inverts & crossovers, damage to Council property, and traffic area assessed.
Requirements by Technical Services Department include:
Drainage
In accordance with Section 217 of the Local Government Act, the applicant shall comply with the following.
040/2319/07 – SALVATORE MARZULLO BUILDING DESIGN, CONTD.
The Applicant is to construct:
· A 100mm diameter footpath pipe to the gutter from each dwelling.
Special Drainage Requirements
A rainwater tank is to be installed to new dwellings
Inverts (Kerb Openings) & Crossovers
In accordance with Section 218 of the Local Government Act the applicant shall comply with the following:
· Enter into an agreement with the Council for:
Ø The opening of 8 metres of inverts.
· Construct to Council specifications:
Ø 2 residential crossovers.
In interlocking paving bricks to Council specification or enter into an agreement with Council for the work.
CONCLUSION
Having assessed the proposed development against all of the relevant provisions of Council’s Development Plan, it is considered the proposal generally meets these provisions. There are three aspects of the development that are at variance with the Development Plan; these are: minimum allotment size, provision of private open space and the length of the northern side wall along the boundary for dwelling one. However, given that all other quantitative factors of the Development Plan have been satisfactorily met, the dwellings will be developed simultaneously, the location of the site meets the desired criteria for medium density development within the Development Plan and the boundary wall location and private open space provided are not expected to adversely impact on any qualitative provision; it is considered that the proposed shortfall in allotment size, in this instance, is considered acceptable.
On balance, the proposed development adequately meets the majority of the Development Plan requirements hence it is the recommendation of this report that the application has sufficient planning merit to warrant the granting of Development Plan Consent by the Development Assessment Commission.
(A copy of the relevant application details has been supplied to all Members and appears as Attachment 1).
040/2319/07 – SALVATORE MARZULLO BUILDING DESIGN, CONTD.
CITY PLAN
Safe and attractive living areas with distinctive characteristics that provide a range of housing options to the community. (Objective)
CORPORATE PLAN
Provide an efficient and effective development assessment service. (Goal)
RECOMMENDATION