City of Charles Sturt
127.
DAP Report 6/05/15
A TTACHMENT A
[Attachment A consists of 12 pages]
DEVELOPMENT PLAN PROVISIONS - CONSOLIDATED 25 September 2014
Residential Character Zone - Precinct 66 Bowden/Brompton
Desired Character
The zone embraces areas of historic residential character which have a high level of amenity that
produces safe, convenient and distinctive living environments for all residents, along with local
community facilities that complement the living environment. It recognises 15 individual precincts, each
having a distinctive historical character formed by the interaction between buildings, spaces,
topography, vegetation and landscaping, general street pattern and layout of the area. It is the collective
integrity of the built form that shapes the nature of each precinct.
Many areas have streets lined with mature street trees and have attractive landscaped public spaces
both of which complement residential development, and collectively form a strong part of the character
of the area. New development needs to respond to the special attributes of the respective precinct,
including views, vistas, existing vegetation and landmarks.
An increase in the density of housing may take place on corner sites or where dwellings replace a noncomplying use or an existing building not listed as a contributory item. Existing industrial or commercial
uses in the zone ought to be replaced with residential uses as development opportunities arise.
A home business, being a dwelling where no more than 50 per cent of the total floor area of the
dwelling is used for a business purpose, will be encouraged in contributory places along South Road and
Port Road.
It will be important to retain the amenity and character of the area by respecting the existing
development pattern of the precincts.
Precinct 66 Bowden / Brompton
The Bowden Brompton precinct accommodates some of the City of Charles Sturt's oldest houses and
buildings, dating to the earliest years of European Settlement in the region. The subdivision pattern,
dating from 1839 in Bowden and 1849 in Brompton, is one of small, narrow allotments designed for
typically early inner-city residential living. The existing significant buildings are primarily small, singlestorey, detached and attached, single and double fronted workers' cottages dating from the 1850's1900 period. They are characterised by red brick and bluestone walls, gable and hipped corrugated iron
roofs and small setbacks from the street. The predominant urban character remains that of the Victorian
0= Objective
PDC = Principle of Development Control
Complies
-r
•
Objective 1
Objective 2
Objective 3
Objective 4
Objective 6
PDC 7
PDC 9
PDC 6
era, with an intimate and small-scale character which has considerable charm and interest.
Ovingham is unique in that it incorporates strongly sloping sites and retains many dominating stone and
iron front walls. Some 1930s - 40s Bungalows and Austerity houses, together with more recent SA
Housing Trust 1970s-1980s townhouses are also located in Ovingham.
This precinct also includes a significant proportion of more recent commercial and industrial premises
which detract from the older Victorian character of the area.
Preservation of the existing development patterns and built form
Infill development that is designed to reflect the traditional character elements of the area, particularly
as presented_to the_streetscape.
Increased housing density in restricted situations.
Replacement of existing industrial and commercial uses with housing.
Development that contributes to the desired character of the zone
Development should not be undertaken unless it is consistent with the desired character for the zone.
New buildings and structures, including garages and carports, should be designed to maintain the
prominence of existing historic buildings and should not dominate the appearance of the front elevation
of the building.
Development should not exceed two storeys in height except where specified in the relevant policy area.
PDC 7
PDC 8
The roof pitch of a dwelling should be less than 5 degrees or greater than 25 degrees.
Front fences should be incorporated as part of a dwelling development where the established character
of_a_locality_is_identified_with_this_element.
GENERAL SECTION
Design and Appearance
Objective 1
Development of a high architectural standard and appearance that responds to and reinforces positive
aspects of the local environment and built form.
PDC 1
Buildings should reflect the desired character of the locality while incorporating contemporary designs
that have regard to the following:
building height, mass and proportion
external materials, patterns, colours and decorative elements
roof form and pitch
(d)_façade_articulation_and_detailing
0= Objective
PDC = Principle of Development Control
Complies
Complies
Complies
Complies
Complies
Complies
Complies
Complies
Complies
Complies
Complies
Complies
(e) verandas, eaves, parapets and window screens.
PDC 2
PDC 3
PDC 9
PDC 10
PDC 11
Where a building is sited on or close to a side or rear boundary, the boundary wall should minimise:
the visual impact of the building as viewed from adjoining properties
overshadowing of adjoining properties and allow adequate sunlight access to neighbouring buildings.
The external walls and roofs of buildings should not incorporate highly reflective materials which will
result in glare to_neighbouring_properties,_drivers or_cyclists.
The design and location of buildings should enable direct winter sunlight into adjacent dwellings and
private open space and minimise overshadowing of:
(a) windows of main internal living areas
(b) ground level private open space
(c) upper-level private balconies that provide the primary open space area for dwelling
(d) solar collectors (such as solar hot water systems and photovoltaic cells).
Except where specified in a zone, policy area or precinct, development should ensure that:
(a) north-facing windows to habitable rooms of existing dwelling(s) on the same allotment, and on
adjacent allotments, receive at least 3 hours of direct sunlight over a portion of their surface between 9
am and 3 pm on the 21 June.
(b) ground level open space of existing buildings receives direct sunlight for a minimum of 2 hours
between 9 am and 3 pm on 21 June to at least the smaller of the following:
half of the existing ground level open space
35 square metres of the existing ground level open space (with at least one of the area's dimensions
measuring 2.5 metres).
(c) where overshadowing already exceeds the requirements contained in part (b), the area
overshadowed should not increase by more than 20 per cent.
Complies
Complies
Complies
Complies
Buildings with upper level windows, balconies, terraces and decks should minimise direct overlooking of
Complies
habitable rooms and private open spaces of dwellings through one or more of the following measures:
off-setting the location of balconies and windows of habitable rooms with those of other buildings so
that views are oblique rather than direct
building setbacks from boundaries (including building boundary to boundary where appropriate) that
interrupt views or that provide a spatial separation between balconies or windows of habitable rooms
screening devices (including fencing, obscure glazing, screens, external ventilation blinds, window
hoods and shutters) that are integrated into the building design and have minimal negative effect on
I
0= Objective
PDC = Principle of Development Control
residents' or neighbours' amenity
(d) other than within the Urban Core Zone, sill heights of not less than 1.5 metres or permanent screens
having a height of 1.5 metres above finished floor level.
PDC 13
Buildings (other than ancillary buildings, group dwellings or buildings on allotments with a battle axe
configuration) should be designed so that their main façade faces the primary street frontage of the land
on which they are situated.
Complies
PDC 22
Except in areas where a new character is desired, the setback of buildings from public roads should:
be similar to, or compatible with, setbacks of buildings on adjoining land and other buildings in the
locality
contribute positively to the function, appearance and/ or desired character of the locality
Except where specified in a particular zone, policy area or precinct, the main face of a building should be
set back from the primary road frontage in accordance with the following table:
Does not Comply Refer to
report for further discussion
PDC 23
Setback difference between
buildings on adjacent allotments
Setback of new building
Up to 2 metres
The same sethak as one of the adjacent buildings, as illustrated
below:
-
Complies
111 L::1
new
b=Bm
lam
-
as 2. setback o f new d"[fing
Greater than 2 metres
a or b
At least the average sethack of the adjacent buildings
Energy Efficiency
Objective 1
PDC 1
PDC 2
Development designed and sited to conserve energy and minimise waste.
Development should provide for efficient solar access to buildings and open space all year around.
Buildings should be sited and designed so that the open spaces associated with the main activity areas
0= Objective
PDC = Principle of Development Control
Complies
Complies
Complies
face north for exposure to winter sun.
PDC 3
-
Buildings should be sited and designed to ensure adequate natural light and winter sunlight is available
to the main_activity_areas_ofadjacent_buildings.
Complies
Roof pitches should facilitate the efficient use of solar hot water services and photovoltaic cells.
Development should be designed to minimise consumption of non-renewable energy through designing
the roof of buildings with a north facing slope to accommodate solar collectors
Heritage Conservation Area
Objective 1
The conservation of areas of historical significance.
Objective 3
Development that complements the historic significance of the area.
Objective 5
Development that contributes to the desired character.
PDC 1
Development should not be undertaken unless it is consistent with the desired character for the area.
PDC 2
Development within the Historic Conservation Area should be carried out, where applicable, in
accordance with the design guidelines contained in Table ChSt/4 Development Guidelines for
Complies
Complies
PDC 4
PDC 5
Complies
Complies
Complies
Complies
Complies
-
Residential Character Zone and Local Heritage Places.
PDC 3
Places such as land, buildings, structures and landscape elements that contribute to the historic
character of the area identified on the Overlay Maps Heritage and more specifically identified in the
respective Table ChSt/5 Contributory items, should be retained and conserved..
Does not comply
PDC 4
The elements of a contributory item (including a fence or outbuilding or structure) that contribute to the
historic character of the locality should not be demolished or removed unless one of the following
applies:
the integrity or prominence of the contributory item (when viewed from a public street or place)
would not be affected
their condition is seriously unsound and cannot reasonably be rehabilitated
a replacement development can be erected which does not diminish the level of contribution to the
historic character of the locality and the replacement has been approved, or is concurrently approved,
by the planning authority.
Complies with (c)
PDC 9
Development should take design cues from the existing historic built forms. In doing this, it is not
necessary to replicate historic detailing; however design elements for consideration should be
compatible with building and streetscape character and should include but not be limited to:
scale and bulk
width of frontage
Complies refer to report for
further discussion
-
-
0= Objective
PDC = Principle of Development Control
-
boundary setback patterns
proportion and composition of design elements such as roof lines, pitches, openings, fencing and
landscaping
colour and texture of external materials
visual interest.
PDC 10
Garages and carports should be designed to maintain the prominence of existing historic buildings in the
policy area and to not dominate the appearance of the front elevation of the associated building.
PDC 12
Front fences, walls and gates should:
reflect and conserve the traditional period, style and form of the associated building
be no more than 1 metre in height unless they are of an open design to enable informal
PDC 14
New residential development should include landscaped front garden areas that complement the
desired character.
Residential Development
Objective 2
A diverse range of dwelling types and sizes available to cater for changing demographics, particularly
smaller household sizes and supported accommodation.
PDC 1
Residential allotments and sites should maximise solar orientation and have the area and dimensions to
accommodate:
the siting and construction of a dwelling and associated ancillary outbuildings
the provision of landscaping and private open space
convenient and safe vehicle, pedestrian and cycling access and parking
water sensitive design systems that enable the storage, treatment and reuse of stormwater
PDC 2
Residential allotments should be of varying sizes to encourage housing diversity.
PDC 3
Dwellings and accommodation at ground floor level should contribute to the character of the locality
Complies
Complies
Complies
Complies
Complies
Complies
Complies
and create active, safe streets by incorporating one or more of the following:
front landscaping or terraces that contribute to the spatial and visual structure of the street while
maintaining adequate privacy for occupants
individual entries for ground floor accommodation
(c)_opportunities_to overlook_adjacent_public_space.
PDC 4
PDC 5
Residential development should be designed to ensure living rooms have an external outlook.
Entries to dwellings or foyer areas should be clearly visible from the street, or access ways that they face
to_enable_visitors_to_easily_identify_individual_dwellings.
0= Objective
PDC = Principle of Development Control
Complies
Complies
PDC 6
Garages, carports and residential outbuildings should have a roof form and pitch, building materials and
detailing_that_complementthe associated_dwelling.
Complies
PDC 8
Garages, carports and residential outbuildings should not dominate the streetscape and be designed
within the following parameters:
Complies
Parameter
Value
Maximum iloor area
60 squa,e meires
Maximum wall height
3 mebes
Maximum building height
5 mebes
Minimum setbaOk from a pirmary road
frontage
Garages and carports setback An accordance with the
foIlowmg:
(a) within the Residentuinl Zone or Residential Character
Zone at laast 5.5 metres or 0_5 metres behind the
main iface of the associated dweIrmg whAtheer is the
greater distance from the primary frontage
(b)l no closer than any part of its associated dw&ling and
in any 'other case, be setback a minimum of
55 metres
Outhuildings should not protrude foiward of any part of its
associated dwelling
-
Minimum setback from a secondary road 0.9 melres or in-tine with the exting dwelling
frontage
Minimum setback from a rear or side
vehicle access way
10 metres
Maximum length abng the boundary
8 metres or SO per cent of the length along that
boundary (which ever is the tesser) ,
Maximum frontage width of garage or
carport with an opening facing a rear
access lane
to maximum'
Maximum' frontage width of garage or
carport with an opening facing the street
Less than 50 per cent of the altment frontage provided the
width does not exceed 6 metres within the Residentini Zone
or Residential Character Zone
0= Objective
PDC = Principle of Development Control
PDC 11
PDC 12
PDC 14
Site coverage should be limited to ensure sufficient space is provided for:
pedestrian and vehicle access and vehicle parking
domestic storage
outdoor clothes drying
a rainwater tanks
private open space and landscaping
convenient storage of household garbage and recycling receptacles.
Private open space (available for exclusive use by residents of each dwelling) should be provided for
each dwelling and should be sited and designed:
to be accessed directly from the internal living areas of the dwelling
to be generally at ground level (other than for residential flat buildings) and to the side or rear of a
dwelling and screened for privacy
to take advantage of, but not adversely affect, natural features of the site
to minimise overlooking from adjacent buildings
to achieve separation from bedroom windows on adjoining sites
to have a northerly aspect to provide for comfortable year round use
not to be significantly shaded during winter by the associated dwelling or adjacent development
to be partly shaded in summer
to minimise noise or air quality impacts that may arise from traffic, industry or other business
activities within the locality
to have sufficient area and shape to be functional, taking into consideration the location of the
dwelling, and the dimension and gradient of the site.
For each dwelling in the Residential Zone or Residential Character Zone that has a ground floor level,
private open space should:
(a) contain one primary useable part, directly accessible from a living room within the dwelling
consistent with the_following_requirements:
0= Objective
PDC = Principle of Development Control
Complies
Complies
Complies
olicy Area
MJnirnum area of useable private open
space
(square metres)
Minhnum
Maximum
dhnension gradient
(lnetres)
Integrated iedium
Density Policy Area 20
16-torasitearea 250 squaremetres orless
4
14n-10
Woothme Medium
Density Policy Area 21
16 for a site area 250 square metres or less
25
a site area greater than 250 square
metres
4
14n-10'
4
14in-I 0'
Ciiieltenham Park Poricy
Area 22 and WooMTle
West Pohcy Area 23
10- for a site area 250 square metres or less
15- for a site area greater than 250 square
metres
3
3
14n-I0
14in-lU
All other pocy areas
25
4
1-in-I U
not be covered by verandas by more than 30 per cent and to not include any areas to be used for the
parking of motor vehicles
be located behind the building line
be provided at the following rates and in accordance with the following requirements:
0= Objective
PDC = Principle of Development Control
Zone I Policy Area
Detached dwelling Group dwelling Site area
Senwdetached
ResdentLaI flat greater than
dwelling
btiilding
Row dwelling
Inner Scbuthari
Policy Areas 15 Mid
Suburban Policy
Area 16, Western
Edge Policy Area 17,
West Lakes General
Policy Area 1111
25 per cent of the
site area
20 per cent of the
site area or 813
square melres per
dweIng (Whichever
is the greater where
an d0obnent IS
adaoent or abuts a
public road that is
adjacent a coasIa
reserve or zone, the
River Tcrrens Linear
Park, the Iate at
West Lakes or a
public resthe with
an area of at least
2500 squ&e metres
Site area 250 square
metres or less
250 sqUare
metres
80 square metres
per dweLiag cr25
per cent of the site
area (whi*heer is
the greate)
West Lakes Medium 20 per cent of the 20 per cent of the
Density Policy
site area
site area
Area 19
Integrated Medium 213 per cent of the
Density Policy
site area
Area 20
20 per cent of the 20 per cent of 35 square metres per
site area
the site area i In dwmg in Findon west
Findon west of ofF HndQR Road
Fmdori Road
0= Objective
PDC = Principle of Development Control
10
Zone I Policy Area
Resictential
Cbaracter Zone
PDC 15
Detathed dwelling
Semi-detached
dwelling
Row dwelling
25 percent of the
site area
Group dwelling
Residential flat
building
Site area
greater than
250 square
metres
Site area 250 square
metres or less
50 square metres
per dw6fragur 25
per cent of the site
20
- per camt
area (WhTlheer is
5
area or 60
square mebs per
dwdilrç {witherew
is the greater) ?there
an allolmarcit is
adjacent or abuts a
public med that is
adjacent a coastal
resene or zone, the
lrirerTo41Tens Linear
Punk, the lake at
West Lakes or a
public resere with
an area of at least
2500 square im, etres
Private open space should not include driveways, effluent drainage areas, rubbish bin storage areas,
sites for rainwater tanks and other utility areas, and common areas such as parking areas and communal
open space.
Complies
Orderly and Sustainable Development
Objective 1
Orderly and economic development that creates a safe, convenient and pleasant environment in which
to live.
Complies
Objective 4
Development that does not prejudice the achievement of the provisions of the Development Plan.
Complies
.Tansportation & Access
PDC 22
PDC 38
Development should have direct access from an all weather public road.
Development should provide off-street vehicle parking and specifically marked accessible car parking
places to meet anticipated demand in accordance with Table ChSt/2 - Off Street Vehicle Parking
Complies
Complies
Requirements.
0= Objective
PDC = Principle of Development Control
11
Dwelllnq (grouP, roW and resdenhaI flat
buitgs)
DweUmg
size
Number of
Average spaces per dwelling
bedrooms
I 1cm radius from Any other
a D1SIJCL Cenire droumstarices
or <200 metre
(except for
radius from a
Integrated
railway station
Medium
Fight rail or
Density Policy
busway stp
Area 20)
Larqe
3+bedroorns 125
or Illoor area
>130 square
metres
2.00
Medium
2 bedrooms tOD
or now area
of 75 square
metres to
1.50
130 square
metres
Small
I hedtoom 0.75
oriloor area
<75 square
1.00
metres
Add for
vis1tors per
025
025
(not
app1icbk
brow
0= Objective
PDC = Principle of Development Control
12
City of Charles Sturt
128.
DAP Report 6/05/15
ATTACHMENT B
[Attachment B consists of 12 pages]
2(i2/19
•.. . •< 4: .•.• 4,
.4. , • ,e •
•..•.+.... 4+
•.
••4
•. •,••
..
.
,.. _,... +•
<C> •
DeveIomnt Application Fcfrm
Development Act 1993
Office Use Only
252/
To submit an application, sections 1-15 of this application must be completed.
Please use block letters and black or blue pen. The completed form must be
accompanied by all required documents as specified in the planning
requirements checklists and the applicable fees.
Applications submitted that do not include the prerequisite information listed
in the "Planning Requirements Checklist" will be returned for resubmission by
the applicant once they are complete.
6I3, /'
5
Property Number:
Date Lodged:
I, t'5
Received By:
1 ApplIcation Type:
El
Complying Development
LII
Development Plan Consent (Planning Only)
Eli
includes approval to prune or remove a significant tree
Building Rules Consent
(Building Only)
Development Approval (Both
Planning and Building)
2 Location of Proposed Development
No:
15
(or) Lot No:
Street:
21
&I.
DP:
Suburb: 6o l4 bu sJ
Section No:
51j 30
Certificate of Title: Volume:
(Full/Part) Hd:
Iso
Folio:
o
Di,OV1o&)
3 Detailed Description of Proposed Development
bv-u
Postcode:_______
cT; LJii
GPci
4 Cost of the Proposed Development (excluding fit-out costs such as furniture)
$
1-! bO
(90
Please note: Council may require written Justification to verify costs.
5 Details of Parties Sections marked * must be completed.
(Please note that all correspondence will be addressed to the Applicant. In the event
applicants the addressee will be the first named)
*Applicant
-
Name (Mr/Mrs/Ms/Company):
4O4d
Email:
Postal Addrss:
Phone:
of multiple
-'
)
V_WA
81 10 Pt Oo
*Bullder:
A
P
t4Xl.-V IA) 6
T'S p e-Y
..CoW
JEJT 1'ol4PJ
WuJAh
Mobile:
'ThA
o,
.
Fax:
Licence No:
Email:
Postal Add
Phone: /
Mobile:_
*Owner(s) of Subject Land:
Email:
Postal Aidt-
Fax:
(Mr/Mrs/Ms)_ qA1-1Lft
p g
Phone: 0411 l5tj 961
31 '
Mobile:_
PokiP
!\1ELio
• ______
Fax:
City of Charles Sturt 72 Woodvilte Road, Woodville, South Australia 5011 T 08 8408 1111 F 08 8408 1122 www.charlessturt.sa.gov.au
1
2
6
7
Has The Construction Industry Training Fund Act 1993 Levy Been
Paid?
Yes
fl
No
Does a regulated tree exist on the site or on adjoining land which
might be affected (including damage to tree roots) by the proposed
development?
Yes
0
No
Yes
fl No Li
New Dwellings and Dwelling Additions (Sections 8 and 9 only)
8
Site Declarations - New Dwellings Only:
8.1
Was the allotment created on or after 1 September 2009?
8.2
Does the site have connection to or is capable of being connected to Yes
a sewage system or waste control system which complies with the
Public and Environmental Health Act, 1987?
8.3
Was the site, to the best of your knowledge and belief, subject to
site contamination as a result of a previous use of the land or a
previous activity on the land?
9
Site Declarations - New Dwellings, Dwelling Additions and Ca rpo rts/Ga rages:
9.1
If the proposed building includes a garage/carport, does it gain
driveway access from:
9.1.1 an existing driveway or authorised access point;
Yes
No
LIIJ
EJ
NoI,1'
/
Li (if not applicable)
or c.....1
Yes
No
[2J
Yes
EIIJ No Li
9.1.3 a driveway access point illustrated as part of an approved \ Yes
land division; or
LII No Li
9.1.2 a mountable or rollover kerb; or
9.1.4 a driveway access point that is not located within 6 m of an .'es
intersection or a pedestrian actuated crossing and will not
interfere with a tree, street furniture, or other
No
Li
Infrastructure?
10 *Contact Person for Further Information (if other than the applicant)
Name:
Phone:
Email:
Mobile:
Fax:
30/06/2014
2
3
11 Current Land and Property Use (e.g. dwelling, shop, Industry, warehouse)
.but
LjtJ
Historic Use of Land
\
No
im
Are there any significant trees on the land or adjacent land?
Are there any easements on the land?
LJ
Yes
Is there a brush fence withIn 3 metres of the
proposed building work?
El
Yes
Li
Yes
No
\K No
12 Building classification details
Building classification sought:
(p
Present classification(s):
Commercial/Industrial applications:
Male:
Number of employees:
Institutional buildings:
Number of persons accommodated:
Assembly buildings:
Number of occupants:
Female:
Decision Notification Distribution
13
Decision Notices and associated documentation will be distributed by email if the applicants
email address Is included in the Applicant Details section on page 1 of this form. When
distributing large size documents the decision documentation will be distributed via a
downloadable link sent to your email unless a paper copy is specifically requested.
LII
Please send a paper copy of the decision documentation by post.
14 Privacy policy
I acknowledge that copies of this application and supporting documentation may be provided to
interested persons In accordance with the Development Regulations 2008 and Deve/opmentAct 1993
and where public notification is required may be made available on Council's webs/fe. information
included within this application will be publicly available on Council's website within the Development
Application Register and On Line DevelopmentApplication Tracking system.
Details provided by the app/kant, written representations and other technical reports form part of the
reports attached to Council agendas. The agenda, minutes and accompanying report is made available
on Council's website. Information, including names and addresses recorded in these documents can
therefore be arched by the various website search engines.
*Date:_ (i
*sigf\d:
15
Applicant
16
fl Owner Li
.o J9!
Authorised Person
Office Use Only:
Date:
Receipt No:
3
LAST PLAN REF: G.P. S11854
THIS PLAN IS SCANNED FOR CERTIFICATE OF TITLE 176004
"E4
G.P. 31511854
7,s
1*J ç;1
I
ftlj
¼
47
..,,
A
A
/
''Y
\
T\('. :
0
50
SOFT.
DISTANCES ARE IN FEET AND INCHES
FOR METRiC cONVERSION
03048 METRES
1 FOOT
1 INCH = 00254 METRES
L
NOTE: SUaJECT TO ALL LAWFIJLLV EXISTING PLANS OF DIVISION
Page 2 of 2
ri
A31
SITEWORKS
IKEYPI
TK
WI
BL
FL
NOTES:
ANY SURPLUS SPOIL FROM SITEWORKS IS THE OWNERS
RESPONSIBILI1Y AND SHOULD BE REMOVED OR DISPERSED AS
APPROPRLATE, UNLESS STATED OTHERWISE IN THE BUILDING
CONTRACT. THIS SPOIL SHOULD BE STOCKPILED SUCH THAT IT
DOES NOT OBSTRUCT SITE ACCESS AND CAN BE EASILY
REMOVED FROM THE SITE
THE RETAINING WALLS SHOWN ON THIS PLAN ARE TO BE
CONSTRUCTED BY THE OWNER EXCEPT WHERE THE RETAiNING
WALL FORMS PART OF THE BUILDING STRUCTURE OR WHERE
SPECIFiED OTHERWISE WITHIN THE BUILDING CONTRACT.
ANY RETAINING WAILS ADJACENT EXCAVATIONS, A SV10E
TRENCH/EASEMENT (PROPOSED OR EXIS11NG) OR IF FOUND
IN FiLL SHOULD HAVE AN UNDERMINING COMPONENT
INCORPORATED IN THE DESIGN OF THEIR FOOliNG/PIER
SUPPORT SYSTEM.
OWNER TO RETAIN ANY MINOR CUT/FILL ON NE BOUNDARIES
WITH A CONCRETE PUNTH, SLEEPER OR SIMILAR.
I
T.O.S
TOP OF KERB
WATER TABLE
BENCH LEVEL
FLOOR (POURED) LEVEL
INVERT LEVEL (BOTTOM OF GRAVITY
FLOW STORMWATER PIPE SYSTEM)
ITOP OF SUMP
-
BRICK
HOUSE
171.37
I'c
-
BL/T.O.S: 100.20....
OUfl.ET PIPE IL 100.01
/
VERANDAH
,
100 14
oo.oi
CONSTRUCTION ARE ISSUED.
Full
p
_ -1
I
1
H
0.23m(MA.) —..
dIM
1 Om
TR
4m
3i
R
rn
:
CRATED SURFACE STORMWATER DRAIN 900 (U.N.O
-
STORMWATER PIPE (GRAVITY FLOW)
900 PVC
(U.N.0) AT 1 IN 250 (0.4%) MIN FALL (U.N.0)
EXCEPT ON SEALED SYSTEM
I
I—.
L'..
F'
--
—
:
STORMWATER PIPE (SEALED SYSTEM)
900 PVC (U.N.0)
®SEWER IP
93 NETWORK PSM
—
i--/—'---
INTERNAL SEWER DRAIN LOCATION (TO BE
CONFIRMED BY BUILDER)
SEWER PIPE 1000 AT 1.65% MIN (1 IN 60)
100 OF RT10fi
yy
BATTERS/EARTHWORK EMBMKMENTS TO BE
50% (1 IN 2) UNLESS NOTED OTHERWISE
ITIOU OF BATTER
/
:
EXISTING TREES AND STRUCTURES ON SITE TO
BE DEMOUSHED/REMOVEI) BY OWNER PRIOR
CONSTRUCTION. UNLESS OTHERWISE STATED.
CONCRETE SLEEPER RETAINING WALL, CONCRETE
FENCE PUNTH OR SIMILAR TYPE (BY OWNER)
0
—'--'—'--'--'--'-
----
B
um
I
REMSION
TR
_
H4inJ
PALM TREE
RELOCATE GAS METER
FOR DR IVE ACCESS.99
STANDUP KERB
EXISTING STRUCTURE
WI
=
2.5Orn
(OW)
+124%
067
6
)' CARPARK
CARPORT
FL:100.30
CRETE
I
BY I DATE
UTLET
EGS/F.O.S: 100.02
fl. 99.735
INLET/OIJTLET PIPE L 99.83
X 9992
CROWN OF ROAD
TO BE DEMOLISHED/REMOVED
SURVEY:
IMPORTANT NOTE:
DRIVEWAY SETUP FOR RESIDENCE
ONE AS PER ARCHITECTURAL SITE
PLAN
NOT PART OF RCI
—
CQNSULTING ENGINEERS EXTENT OF
DESIGN CONSIDERATION.
10mm THICK LAGGING AROUND STORMWATER AND
FOOTINGS
FLEXIBLE CONNECTIONS IN SEWER & STORMWATER
DRAINS NOT REQUIRED
_
GREATER. THIS -BENCHING SHOULD BE UNDERTAKEN OVER
j
THE EN11RE AREA WHERE FILLING IS TO OCCUR.
V,99.91
/
I
+ 2.7%
____________________
Tx 100 ER 1 .0
WE 99.92
-
KIM
RELOCATE W/M FOR
DRIVE ACCESS.
100.11
SEWER IP
009
98.81 INV
S/W CHANNEL
4.
015
100.00
TBM NAIL I
p
I _o
—
-
STO8IE
100.02
S /W CHANNEL
ERB
ECS/T.0.S: 100.10\
IL: 99.815
INLEI/OUTLET PPE IL: 99.88
ELEVENTH
FINISHED FLOOR LEVEL.
GRADE SITE AWAY FROM HOUSE AS FOLLOWS:I
GRADE PAVED AREAS 25mm IN 1000mm
.
GRADE GRASSED AREAS 5mm IN 1000mm
IMPORTANT_NOTE:
TO ASSIST IN AVOIDING A "DOWNHILL ° MOVEMENT OF FILL
E
H5
.99fl.82
:
NOTES:
SITEWORKS AND STORMWATER DRAINAGE ARE TO BE
CONSTRUCTED BY THE OWNER OR THE OWNERS
REPRESENTATIVE (IE. THE BUILDER WHERE STATED WITHIN
THE BUILDING CONTRACT). THIS DOCUMENT IS TO BE READ
IN CONJUNCTION WITH THE FOOTING CONSTRUCTION REPORT
AND ARCHITECTURAL DRAWINGS. ANY DISCREPANCIES ARE TC
ONCE IT HAS BEEN PLACED, A SERIES OF HORIZONTAL
BENCHED PLATFORMS SHOULD BE EXCAVATED INTO THE
GROUND WI-lEN THE EXISTING SLOPE IS 1 IN 8 OR
Lrdj.2.8
TREE
WI
GENERAL
•
\
Orn
IOft3j
25I't
ICONc _I
OOT\
VRA4LIAH
.Fft____
PEG
FOUND
THIS IS NOT A BOUNDARY SURVEY. THEREFORE THE
RELATIONSHIP BETWEEN OCCUPATION AND THE PLOTTED
BOUNDARY IS INDICATIVE. LEVELS ARE BASED ON A
TEMPORARY DATUM (uNO). THE DATUM (sHOwN ON THIS
PLAN) IS TO BE LOCATED PRIOR TO COMMENCING
SITEWORKS.
No.
rdO.15m(IAfX.)
7L
'0_1
ETSA
EXISTING RTW
TIMBER/BRUSH/WIRE FENCE
METAL PIN/SPIKE/RAMSET NAIL
01 FENCE
~H
cp
- -- -----
± TELSTRA
-
4 PINE TREE
I
METRES
SEWER DRAIN PENETRATIONS THROUGH EXTERNAL
OL
11fl FLI00.30
©
12
BUILDING AREA TO BE BENCHED TO 200mm BELOW THE
:7
100.17,"
BRIK
HOU$E
SURVEY LEGEND
TREE
DATE6-Jan-15
8
BENCH:
SOS
.1
(
4
—
SCALE 1:200
•
L
SEFDOWN VERANDAH's/ALFRESCO's FLOOR LEVELS
IF/AS REQUIRED TO BUILDERS REQUIREMENTS TO
ALLOW FOR TILING ABOVE.
WATER METER
SUE No.
BE REPORTED TO THIS OFFICE IMMEDLATELY.
SOIL CLASSIRCA11ON:
S/M - D
IIRESIDENCE 2
II FL100.4O
M
BRICK
HOUSE
F21 2715
OCCUPIED
167-_/ft
hm
250 SQUARE x 285 DEEP RELN" RAINWATER
PIT (PVC), (SERIES 250) OR SIMILAR (U.N.O.)
No.
—j
IFL10O30
'—
—
I
SHEET
,,ent
IL:99.99
BRIC1
I BUILDt'I
I ii\
cIALFREscoH
LL
— — — —
:
I
I 1 of I I
L.G.DESIGN:D.A.
o
BUILDING/PLANNING APPROVALS FOR
1 9QL
.
of
CP.,4tMg
,OII be
of eo dmot,q
pct
po,1 .111,001 the pfoc I,lttee
pci Cc,ijn £npIneee..
0
— — —
ff111
odmin rciconsuIting.com.au
W ww.rciconsuItiflg.COm.aU
A.B.N. 17 131 375 356
CONFIRMED BY THE BUILDER/BUILDING
DESIGNER/ROOF PLUMBER EM TO
ANY WORKS PROCEEDING OR
L
F (08) 8241 2409
Til
DOWNPIPE/SPREADER LOCATIONS TO BE
GUM0H5m
tic or
FILl.
ALBERT PARK, SA 5014
P (06) 8241 2326
ThI. *i*9
Consulting Engineers © ErcI,,eem.
ed
DRAWN :
NQ1;
o-.2r
1 Howke Street
esidential
Ommercial
C18441
STAND OR OTHER STRUCTURE, THE SUPPORTING FOR SET-UP
STRUCTURE MUST COMPLY WITH AS/NZ 1170.1
NOTE (RESIDENCE 1)
AND 1170.2. TANK TO BE USED IN CONJUNCTION
LOCATE & CONNECT SEWER DRAIN TO NEW
WITH A MAXIMUM 0.50m HIGH TANK STAND.
SIP. CONNECTION TO BE AS PER SA WATER
STANDARD DETAILS. BUILDER TO CHECK
STORMWATER PIPES AS A SEALED SYSTEM USED TO
DEPTH OF SEWER CONNECTION AND ENSURE
CONNECT
TO
TO TANK.
ADEQUATE SEWER FALL CAN BE ACHIEVED
REFER TO FOOTING CONSTRUCTION REPORT
PRIOR TO COMMENCING EARTHWORKS. REFER
A1TACHMENT SHEET SS1.
ANY CHANGES TO PROPOSED BENCH LEVEL
STORMWATER PIPES AS A SEALED SYSTEM (900
TO THIS OFFICE FOR VERIFICATION PRIOR TO
COMMENCING SITE CUT.
PVC U.N.0) USED TO CONNECT TANK
OVERFLOW/OUTLET PIPE INTO GRAVITY FLOW RUN.
STORMWATER PIPES UNDER GRAVITY FLOW USED TO
NOTE (RESIDENCE 2);
CONNECT TANK OVERFLOW/OUTLET PIPE, SURFACE
SIP WAS LOCATED DURING THE LEVEL
STORMWATER DRAINS & DP's NOT CONNECTED TO
CONTOUR SURVEY. BUILDER/BUILDERS
TANK TO THE STREET WATER TABLE.
PLUMBER TO CHECK AND CONFIRM FALL
CAN BE ACHIEVED PRIOR TO COMMENCEMENT
ENSURE GRAVITY FLOW PIPES MAINTAIN SUFFICIENT GRADE TO MEET
OF EARTHWORKS. WHERE FALL CAN NOT BE
THE APPROPRLATE OUTLET AS SHOWN ON THIS PLAN. CONSTRUCT
ACHIEVED WITH THE PROPOSED FLOOR
ANY SEALED SYSTEM PIPES SUCH THAT THEY DO NOT INTERFERE
LEVEL, CONTACT THIS OFFICE IMMEDIATELY
WITH THE GRAVITY FLOW SYSTEM.
FOR REVISED LEVELS.
WHERE GRATED SURFACE STORMWATER SUMPS ARE USED GRACE
SOIL/PAVING IN TOWARDS SUMPS IN ACCORDANCE WITH THE
IF SEWER DRAIN RUN DIFFERS FROM THAT
BENCH NOTES ON THIS PAGE. ALTERNATIVELY CONSTRUCT UNED
SHOWN, CONTACT THIS OFFiCE EM TO ANY
SPOON DRAINS WITH 0.3% GRADIENT AS PER THE DETAILS ON
WORKS COMMENCING AS A REVIEW OF THE
ATTACHMENT SHEET PDI.
FOOTING PLAN WILL BE NECESSARY FOR
SUMP SIZES AND QUANTITY ARE DIAGRAMMATIC ONLY. ADDITIONAL
POSSIBLE/ADDITIONAL SEWER UNDERMINING
AND/OR LARGER SUMPS MAY BE REQUIRED DEPENDING ON AREAS
PIERS.
THEY SERVICE AND PAVEMENT TYPE USED.
I DESIGN LEGEND
QANTUM GROUP PT( LTD
mm
JOB No.
-
—
BOWDEN
BRICK
HOUSE
ALL AND GRADE REAR OF ALLOTMENT(S)
BACK TOWARD SURFACE STORMWATER
PIT(S) (IMPORTATION OF ALL MAY NEED
TO BE CONSIDERED PRIOR TO HOUSE
CONSTRUCTiON TO AVOID ACCESS ISSUES
LATER) MINOR PLINTHS ON REAR AND
SIDE BOUNDARIES MAY/WILL BE
NECESSARY TO ACHIEVE THIS (BY OWNER
AFTER HAND OVER UNLESS OTHERWISE
SPECIFIED IN THE BUILDING CONTRACT)
2 KILOLITRE COMBINATION DETENTION/RETENTION
TANK (1 KILOLITRE FOR DETENTION AND I
KILOLITRE FOR RETENTION
BY OWNER).
RETEN11ON SECTION OF TANK TO BE PLUMBED
TO AT LEAST A WC, WATER HEATER OR ALL
LAUNDRY COLD WATER OUTLETS. THE TANK
SHALL ALSO BE LOOPED INTO THE MAINS WATER REFER TO
DETAIL SHEET
SYSTEM. WHERE A TANK IS SUPPORTED ON A
PLAN
NO. 15 ELEVENTH STREET
ADDRS:
REINSTATE PORTION
OF KERB AT
x
EXISTING X-OVER
IF/AS REQUIRED.
SEWER:
THIS SEWER DESIGN IS BASED ON THE SHORTEST POSSIBLE
RUN. BUILDER/PLUMBER TO CONFIRM SEWER CONNECTiON
INVERT LEVEL AND ASSUMED LAYOUT PROVIDED ON THIS
DRAWING. CONTACT THIS OFFICE IMMEDIATELY IF ANY
DISCREPANCIES EXIST AS THE FLOOR LEVEL AND/OR
UNDERMINING PIER DEPTHS MAY NEED TO BE REVISED.
TOP OF FLOOD GULLY AND PAVING AROUND FLOOD GULLY
TO BE CONSTRUCTED 150mm BELOW THE LOWEST FIXTURE
CONNECTED TO THE DRAIN.
STORMWATER:
1
IN 250 MIN GRADE WITH 100mm MINI COVER EXCEPT AS
GRAVITY FLOW STORMWATER SYSTEM IS TO BE LAID ©
NOTED BELOW UNDERSIDE OF PAVING:-
100.07
CROWN OF ROAD
ST P E El
hm-
DRIVEWAY's TO BE +225mm
ABOVE ADJACENT WI LEVELS
WHERE DESIGNATED FDWL
I
.
.
50mm (SUBJECT TO PEDESTRIAN TRAFFIC)
75mm (SUBJECT TO LIGHT VEHICULAR TRAFFIC)
450mm (UNPAVED DRIVEWAYS)
-
WHERE COVER CANNOT BE ACHIEVED ENCASE STORMWATER
PIPE WITHIN A CAST IRON SLEEVE OF THICKNESS:
.
6
2.9mm (SUBJECT TO PEDESTRIAN TRAFFIC)
TO UGHT VEHICULAR AFFIC)
50mm (SUBJECT
LLJ
LLJ
LLJ
r!
a
fill's
ot
0
I-
3
1'
0
Eel
¶
\,
LI
4
E
f) 0 0 0
—rd.o
•
-
.\•• •i
40
:
2
bc
jr
L
•
0
'-'
I--
CA
I
LD
CA
r
•
___
h
N)
§•
vz
d
DEMOLITION NOTES
DEMOLITION LEGEND:
ANY REMOVAL OF ASBESTOS TO BE CARRIED
OUT BY AN APPROVED CONTRACTOR.
HATCH DENOTES EXTENT OF
EXISTING BUILDINGS & OUT
BUILDINGS TO BE DEMOLISHED
ALL DEMOLISHED ITEMS ARE GENERALLY SHOWN
DASHED.
THIS DRAWING TO BE READ IN CONJUNCTION
WITH ALL OTHER DRAWINGS, SPECIFICATION AND
DETAILED SCHEDULES.
BOUNDARY 17.37m
1737
E
0
Js
pp
100.14
7
0
V
BL
100.17
F21275
OCCUHED
~~
'-T.- C a
III
EXISTING HERITAGE LISED RESIDENCE
BE
P&ASSOCIATED5TRUTjET
-
-
DENOTES EXISTING TREES TO BE
REMOVED
LOCATE ALL SERVICES AND ASSOCIATED
PIPEWORK, DUCTING, CABLING, FIXTURES etc.
VERIFY THEIR REMOVAL AND/OR THEIR
RELOCATION BEFORE COMMENCEMENT OF ANY
BUILDING WORK.
I!
DEMOLISHED & REMOVED.
0
8RCK
HOUSE
ALL DEMOLITION WORK TO COMPLY WITH AS
2601. COORDINATE ALL WORK WITH ALL
RELEVANT TRADES.
1'
x
17
EXISTING ADJOINING
RESIDENTIAL BUILDING
VERIFY AND CONFIRM ALL NEW AND EXISTING
FLOOR LEVELS PRIOR TO COMMENCEMENT OF
ANY BUILDING WORK.
A
r—~
~
PROTECT ALL EXISTING SURFACES TO BE
RETAINED AND ENSURE ANY SURFACES
AFFECTED BY DEMOLITION WORK MUST BE MADE
GOOD TO MATCH EXISTING.
Ex.TREE
ll
B Street free to be removed
GZ15/0
Development Planning Consent GZ 4/0
A
rev details
LIASE AND CO-ORDINATE WITH PROPRIETOR
REGARDING ANY FURTHER ITEMS OTHER THAN
THAT SCHEDULED THAT ARE TO BE RETAINED.
EXISTING
CAR PARKING
R
drn I dat
ERECT NECESSARY HOARDINGS TO PROTECT
EXISTING BUILDING ITEMS TO BE RETAINED,
CAP PAPK
21
DENOTES DEMOLITION AND OR
REMOVAL OF ITEMS. THIS
DRAWING TO BE READ
IN-CONJUNCTION WITH ALL
OTHER ASSOCIATED DRAWINGS.
LOCATE ALL SERVICES AND ASSOCIATED
PIPEWORK, DUCTING, CABLING, FIXTURES etc.
VERIFY THEIR REMOVAL AND/OR THEIR
RELOCATION BEFORE COMMENCEMENT OF ANY
BUILDING WORK.
c..1
-
x
-
IF DEMOLITION OR REMOVAL OF ANY ITEM
RELATES TO HAVING POSSIBLE STRUCTURAL
IMPLICATIONS, CONSULT THE DESIGNER AND! OR
STRUCTURAL ENGINEER FOR ADVISE PRIOR TO
CARRYING OUT THE WORK
0
CUM0H5m
VERANDAH
-
,aspex
j
A
building designers
/0
ASPEX BUILDING DESIGNERS Pty Ltd
I
TREE
:
0881303700
\5LWER 1F
98.81 WV
\
REE
[email protected]
www.ospexdesigners.com.au
IEE
U
RELOCATE GAS METER
O5
10
GATE
ioo.f
99.93
ADUP KERN H
99.79
iIo.00
ExTREE
NAIL IN
EXISTING STREET TREE TO
BE REMOVED
2/81 King William Street Kent Town SA 5067
B
loo.o
O
1WOWE
HANNLr
1 OO.OI
T
100.02
S/W_CHANNEL
I
EXISTING CROSSOVER
TO REMAIN
-
TREE
z
LEV EN T H
© ASPEX BUILDING DESIGNERS Pty Ltd
'I)
z
1 00.07
CROWN OF ROAD
CROWN
ABN 73 090 085 037
u-i
Verifying all dimensions & ,etoofs is the responsibility of the contract
This drawing should not be scaled. Discrepancies should be report
immediately to the designer. This drawing shall be read in-conluncl
with all other drawings, documents and specifications.
project
STREET
PROPOSED RESIDENTIAL
DEVELOPMENT
address
EXISTING I DEMOLITION PLAN
SCALE 1:200
0
2
4
6
8
10
20METRES
z
z
2
15 ELEVENTH STREE,
BOW DEN, SA
client
Anthony Farina
sheet size
A3
scale
1:200
drawn
GZ
drawing title
SCALE BAR
—J
0
EXISTING CONDITIONS I DEMOLITION PLAN
project no
drawing no
FAR 3026
PD02
7
revision
B
j
VERANDAH
STORM WATER DRAINAGE WITH MIN. 900 PVC
DOWNPIPES TO BE CONNECT INTO SUITABLE
WORKING ORDER EXISTING STORM WATER
SYSTEM DRAINING TO STREET WATER TABLE
VERANDAH
j
LEGEND:
HATCH DENOTES EXTENT
OF NEW BUILDING WORK
PROVIDE I000L MIN. DETENTION TANK FOR
STORMWATER RE.USE INSIDE EACH
RESIDENCE IN STRICTLY IN ACCORDANCE WITH
COUNCIL REQUIREMENTS.
EXISTING BOUNDARY FENCES TO BE ASSESSED
ON SITE AND REPLACED IF REQUIRED.
8650
HATCH DENOTES EXTENT
OFUPPERLEVEL
BOUNDARY 17.37rn,
I,
CL
PRIVATE OPEN
SPACE
92.5m'
Z
VERANDAH
wIo
PRIVATE OPEN
SPACE
m
2
AREAS (m)
d
103.8
20.8
7.6
26.3
81.9
FOOTPRINT
158.5
158.5
>-
TOTAL
240.4
240.4
0
SITE
277.94
279.3
44.8%
SITE COVERAGE
EXCLUDING ALFRESCO & VERANDAH
44.6%
0
92.5
94
EXISTING ADJOINING
RESIDENTIAL BUILDING
P2' 2715
OCCUED
ajc.1
ea
if,
PRIVATE OPEN SPACE
w
3470
-
EXISTING ADJOINING
RESIDENTIAL BUILDING
CARPORT
RES. I
OVPL 100.30
'+ FF1 101L60
0
100.21
I
RES. 2
I
I • FF1 100.40 I
DRIVEWAY
(SELECTED PAVERSI
sJ
—
EXISTING
CAR PARKING
I
aspex
RSI
100.02
FREE
oo
[email protected]
www.aspexdesigners.com.au
97W CHANN L
I 000
100.0
STOWE
WT99
IBM NAIL IN
ASPEX BUILDING DESIGNERS Pty Ltd
2/81 King William Street Kent Town SA 5067
0881303700
JO
100.1
SEWER IP
98.8' NV
CATE
RELOCATE GAS METER FOR DRIVE ACCESS -
NEW CROSSOVER IN STRICT ACCORDANCE WITH
COUNCIL & STATUTORY REQUIREMENTS
z
w
CAP PAR K
• CARPORT
VPL 100.30
ANDAH05
hw
WT
B Driveway revised
GZ15/0
Development Planning Consent GZ 4/0
A
rev I details
I drn I dat
EXISTING
SHOP
rDRIVEWAY
VE
k -r
\ RANDAH
cm
RES. 2
103.8
20.8
7.6
26.3
81.9
(0
BHCK
HOUSE
I
GROUND FLOOR LIVING
CARPORT
VERANDAH
ALFRESCO
FIRST FLOOR LIVING
Go
01-
U
RES.
S/W
V)
CHANNEL
EXISTING
TO REMAIN
99.92
CROWN OF ROAD
0
S T
R
EET
© ASPEX BUILDING DESIGNERS Pty Ltd
Verifying all dimensions & ,etouts is the responsibility of the contract
This drawing should not be scaled. Discrepancies should be report
Immediately to the designer. This drawing shall be read in-conjunci
with all other drawings, documents and specIfications.
Q project
PROPOSED RESIDENTIAL
CROWN OF ROAD
ELEVENTH
ABN 73 090 085 037
UJ
DEVELOPMENT
In
w
address
15 ELEVENTH STREE,
z BOWDENISA
client
— Anthony Farina
Z
scale
sheet size
1:200
A3
OVERALL SITE PLAN
SCALE 1:200
0
2
SCALE BAR
4
6
8
10
20 METRES
1,
N
iv
l
it ]
drawn
GZ
drawing title
OVERALL SITE PLAN
project no
— FAR 3026
revision
drawing no
PD01 8 B
/
LEGEND
w
cZ
ILI
P
TOILET PAN
V
VANITY BASIN WITH ASSOCIATED
JOINERY UNIT
F
DW
REFRIGERATOR
DISHWASHER
SS
STAINLESS STEEL SINK
HP &
UBO
HOT PLATE
BENCH OVEN
PTY
PANTRY
RH
RANGE HOOD VENTED TO ATMOSPHERE
OC
OVER HEAD CUPBOARDS
BE
BENCH
SH
SHELVING
L
LINEN
ST
STORAGE
WM
WASHING MACHINE
TR
INSET TROUGH
BH
BULKHEAD
DP
NEW 100x75 COLORBOND DOWNPIPE
DENOTES SELECTED CERAMIC FLOOR
TILES
RESIDENCE I
EXHAUST FAN TO WC, BATH AND ENSUITE
SWITCHED TO LIGHT TO PROVIDE
L
VENTILATION AS PER BCA. VENT TO
ATMOSPHERE.
jJ
I
I
& UNDER
DENOTES: SELF CONTAINED SMOKE ALAR
COMPLYING WITH AS3786 1993. CONNECTI
TO CONSUMER MAINS POWER, WITH A 9v
BATTERY BACKUP.
IF MORE THAN ONE ALARM IN THE DWELLI
-
THEY MUST BE INTER.CONNECTED.
B
A
Carport front set-back rev.
GZ15/0
Development Planning Consent GZ 4/0
rev I details
RESIDENCE 2
drn
I dat
aspex
,
building designers
ALFRESCO
4.00 x 6.20)
ASPEX BUILDING DESIGNERS Pty Ltd
2/81 King William Street Kent Town SA 5067
0881303700
I-
[email protected]
www.aspexdesigners.com.au
z
ABN 73 090 085 037
LU
© ASPEX BUILDING DESIGNERS Pty Ltd
Verifying all dimensions & setouts Is the responsibility, of the conhaci
This drawing should not be scaled. Discrepancies should be report
Immediately to the designer. This drawing shag be read In-conjunci
with all other drawings, documents and specifications.
project
PROPOSED RESIDENTIAL
DEVELOPMENT
address
z
GROUND FLOOR PLAN
z
SCALE 1:100
0
1
SCALE BAR
2
3
4
5
10METRES
15 ELEVENTH STREE,
BOWDEN, SA
client
Anthony Farina
sheet size
A3
scale
1:100
drawn
GZ
drawing title
—
PROPOSED GROUND FLOOR PLAN
project no
drawing no
FAR 3026
PD03
9
revision
13
LEGEND
P
V
TOILET PAN
VANITY BASIN WITH ASSOCIATED
JOINERYIJNIT
B
BATH
$11
SHOWER
L
LINEN
ST
STORAGE
DP
NEW 100x75 COLORBOND DOWNPIPE
IEITfI
DENOTES SELECTED CERAMIC FLOOR
TILES
IJ
EXHAUST FAN TO WC, BATH AND ENSUITE
SWITCHED TO LIGHT TO PROVIDE
VENTILATION AS PER BCA. VENT TO
ATMOSPHERE.
j
DENOTES: SELF CONTAINED SMOKE ALARM
COMPLYING WITH AS3786 1993 CONNECTED
TO CONSUMER MAINS POWER, WITH A 9v
BATTERY BACKUP.
IF MORE THAN ONE ALARM IN THE DWELLING,
THEY MUST BE INTER.CONNECTED.
RESIDENCE I
FIRST FLOOR AWNING WINDOWS TO
HAVE OBSCURE GLAZING AND BE
FITTED WITH A MECHANICAL WINDER
RESTRICTING OPENING TO 150mm
-
1
Development Planning Consent GZ
A
4/01/15
rev details
drrt I dote
zz
z/
aspe
~
RESIDENCE 2
bui l ding
rs
ASPEX BUILDING DESIGNERS Pfy Ltd
2/81 King William Street Kent Town SA 5067
088130 3700
[email protected] .ou
www.aspexdesigners.com.au
ABN 73 090 085037
LAJ
C..')
Z
Q
O
© ASPEX BUILDING DESIGNERS Ply Ltd
Ves54ng at dirsenstons & setouts is the rosporntbtitV at the cenhackes.
This drawing should not be scoted. Oisoreponcies shcsAd be repoded
Immediately to the designer. This drcswkrg that be read hcor#inction
with at other drawings, documents and specitleatlons.
project
PDDtf DIflMTIAI
DEVELOPMENT
address
FIRST FLOOR PLAN
()
z
SCALE 1:100
0
1
SCALE BAR
2
3
4
5
15 ELEVENTH STREE,
BOWDEN, SA
client
AnthonyFarina
10METRES
__
sheet size
A3
<
drawing title
z
scale
1:100
drown
GZ
PROPOSED FIRST FLOOR PLAN
-
project no
drowina&
revision no
FAR 3026
PD04
A
ELEVATIONS LEGEND:
CL
FF1
DP
RESIDENCE 2
RESIDENCE I
SELECTED CUSTOM ORB ZINCALUME
ROOF SHEETING AT 22.5° ROOF PITCH
SELECTED CUSTOM ORB COtORBOND ROOF SHEETING
AT 27° ROOF PITCH.
COLOUR: HERITAGE RED
-
CEILING LEVEL
FINISHED FLOOR LEVEL
75mm DIAM. PAINTED UPVC DOWNPIPE
DOWNPIPE AND SPREADER
FIXED GLASS
METER BOX
DPS
FG
MB
HH
F.GJO.
SELECTED CUSTOM ORB COLORBOND ROOF SHEETING
AT 15° ROOF PITCH.
COLOUR: HERITAGE RED
HEAD HEIGHT
FIXED! OBSCURE
GLASS
EXTERNAL COLOUR SCHEDULE
CORRUGATED METAL
ROOF CLADDING
COLORBOND STEEL : IRONSTONE
GUTTERS & DOWN PIPES COLORBOND COLOUR :MONUMENT
SHAPED TIMBER POSTS ON
GALVANISED POST SHOES.
PAINT FINISH.
COLOUR: CHARCOAL
SOLID CORE WESTERN RED
FRONT DOOR TO FRONT.
NATURAL OIL FINISH.
WESTERN RED CEDAR WINDOWS.
NATURAL OIL FINISH.
FRONT FACADE ONLY.
'—
RENDERED WALLS.
COLOUR: WHITE
RAISED RENDERED QUOINS TO
FRONT ELEVATION ONLY AS
INDICATED.
COLOUR: WHITE
SOUTH ELEVATION
SCALE 1:100
0
1
2
3
4
5
FASCIA
COLORBOND COLOUR :SURFMIST
EAVES
WHITE
TRIM
WHITE
WALLS
WHITE
FEATURE WALLS
FACE BLOCK WORK LIGHT
SANDSTONE COLOUR
PAINTED TIMBER POSTS
(FRONT VERANDAH)
CHARCOAL
FRONT ROOF INCLUDING
VERANDAH & CARPORT
COLORBOND COLOUR MANOR RED
UPPER LEVEL ROOF
ZINCALUME
-
10METRES
SCALE BAR
A
Development Planning Consent GZ
rev details
RENDERED WALLS.
COLOUR: WHITE
SELECTED CUSTOM ORB ZINCALUME
ROOF SHEETING AT 22.5° ROOF PITCH.
-
—
SELECTED COLORBOND GUTTERS,
FASCIAS AND DOWNPIPES THROUGHOUT.
4/01/15
/
.Z
/I
aspex
~
RENDERED WALLS.
COLOUR: WHITE
...l1WiJIUIIIlIIII51th1IlRIiUIIIIIIIIfflhIflth1MiHIIlIIIfluIIIIUJ
1
drn I date
building designers
ASPEX BUILDING DESIGNERS Ply Ltd
2/81 King William Street Kent Town SA 5067
0881303700
—'I
e.1
i—
SELECTED BULLNOSE
VERANDAH.
4
FG
a_il i
-
ni
7
CL(FRONI)
II
C~
C~
[email protected]
www.ospexdesigners.com.au
ABN 73090085037
uJ
(/)
Z
Q
@ ASPEX BUILDING DESIGNERS Ply Ltd
Verifying at dlmenllorss & rotouts It tree responsibikiyof the corstraclors.
This ctawiog thadd not be scaled Discrepancies thanid be reported
a the designer. This &autng thai be read In.concttan
with oil other &owlngs. docunronts and speciticollons.
immediatet
,
project
''
PROPOSED RESIDENTIAL
DEVELOPMENT
address
0
j
SELECTED POWDERCOATED ALUMINIUM FRAMED
WINDOWS 8 SLIDING DOORS
L___ SELECTED FACE BLOCK WORK.
LIGHT SANDSTONE COLOUR
SELECTED FACE BLOCK WORK.
LIGHT SANDSTONE COLOUR
RESIDENCE I WEST ELEVATION
RESIDENCE 2 EAST ELEVATION MIRROR IMAGE
-
-
SCALE 1:100
SHAPED TIMBER POSTS ON
GAL VANISED POST SHOES.
PAINT FINISH.
COLOUR: CHARCOAL
Z
—
Z
z
15 ELEVENTH STREE,
BOWDEN, SA
client
Anthony Farina
sheet size
A3
scale
1:100
drown
GZ
drawing title
ELEVATIONS
project no
0. FAR 3026
drowin*
revision no
PD 0 5
A
' '
ELEVATIONS LEGEND:
CL
FF1
DP
DPS
CEILING LEVEL
FINISHED FLOOR LEVEL
75mm DIAM. PAINTED UPVC DOWNPIPE
DOWNPIPE AND SPREADER
FG
FIXED GLASS
MB
METER BOX
HH
HEAD HEIGHT
F.GJO. FIXED I OBSCURE
GLASS
CL
(.4
FIRST FLOOR AWNING WiNDOWS TO
HAVE OBSCURE GLAZING AND BE
FITTED WITH A MECHANICAL WINDER
RESTRICTING OPENING TO 150mm
FFL
IT)
CL
=
(.4
FR
SCHEMATIC SECTION
SCALE 1:100
A
Development Planning Consent GZ
rev details
RESIDENCE 2
RESIDENCE I
SELECTED COLORBOND GUTTERS,
FASCIAS AND DOWNPIPES THROUGHOUT.
SELECTED CUSTOM ORB ZINCALUME
ROOF SHEETING AT 22.5e ROOF PEICH.
/A
CL
DPII'IIop
(.4
NO.
JL
-.
10.
I
1
4/01/15
dote
aspex
[email protected]
www.ospexdesigners.com .ou
z
w
ABN 73 090 085 037
IIf)
Z
.
FFL
1
ASPEX BUILDII'IG DESIGNERS Pty Ltd
2/81 King William Street Kent Town SA 5067
088130 3700
RENDERED WALLS.
COLOUR: WHITE
DASHED LINE INDICATES
BOUNDARY FENCE
drn
''
@ ASPEX BUILDING DESIGI1ERS Ply Ltd
Verng at dimensions & setouls is the responstbtity of the COnIIOCIOn
This drawing thotd not be icoled. Disawponeles should be repaled
immediately to the designer. This drwirsg shal be mod in-conjunction
wilts 01 otherdawtngs, documents and speclbcotions.
project
PROPOSED RESIDENTIAL
DEVELOPMENT
address
SELECTED POWDERCOATED ALUMINIUM FRAMED
WINDOWS & SLIDING DOORS
NORTH ELEVATION
—
Z
SCALE 1:100
0
m
.
1
2
3
4
5
0
Z
10METRES
z
15 ELEVENTH STREE,
BOWDEN. SA
client
Anthony Farina
sheet size
A3
drown
scale
1:100
GZ
project no
drowtng
revision no
FAR 3026
PD06
A
drawing title
SCALE BAR
ELEVATIONS
0-
City of Charles Sturt
129.
DAP Report 6/05/15
ATTACHMENT C
[Attachment C consists of 13 pages]
o 0.00 0 0 000 00 00 0
0 00. 0 0° 0
0
00
ce
151 Statement of Representation
• 00°0
:0000 •
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
Development Number
252 /
House No: -
_
/
/.
{
23 FEB 2015
Street:
•.•a
Suburb:
—
r
Person(s) making representation:
3 FEB Th1
•4
Name(/Mrs/Ms)
Street Address:
Lós-4&"
7-
Postal Address (if different to above):
Email;
Phone:
0%'2- -7 72 73 t!
Mobile:
Fax:
*3, Please Indicate whether you wish to personalty present your statement to the Development
Assessment Panel. Your written statement wi//be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
Fj Please tick one of the boxes below
E"
I'do not wish to make a verbal presentation.
El I will appear personally to make a verbal presentation.
'I'authorise
71/ VM4ii
to make the verbal representation on my behalf
*4. Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
-
7i4
-7 f_i
,,
•5 Issues that I/we would like to raise:
ba y
5
c45e
¼
'4 e-
pea /
c,
1
:1
*6. These issues would be overcome by (state action sought):
'OL.d?.
•7 I would like an officer of Council to contact me to discuss my submission
Yes D
No
*8. I would like to meet with the applicant to discuss my submission
Yes
0
No
9"
*9 Privacy
/ acknowledge that copies of this representation and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 may be made available on
Council's websife.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is mode available on Council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
if
Authorised by (insert name):
4(t
(oo"4"/
ALL
Representations
Date;
23/2-/is
ections of this form must be completed.
V
Representations must be made in writing, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons for their representation and how the issues would be
overcome.
The written statement is more likely to be effective if It refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlessturt.sa.gov.au
Copies of representations are forwarded to the applicant, and the applicant is given the opportunity to
respond in writing to the representation.
it is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant is also allowed to appear in order to respond to any
representations.
Council advises Representors with notice of its decision, in the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
2
•.••• .•..• ..
..•
.
.• •'.• •.4 4
.•
*•
..
•
•
••
•
.•...,
.
...•
iV
(
I J
Statement of Representation
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, inaccordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 Sections of this form and send to council.
Please note that pursuant to Section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
252
Development Number
House No:
/5
I3
,'
j
-AVJ'J 71(
Street:
Suburb:
Person(s) making representation:
I\LJ(LL
Name: (Mr11*31M)
Street Address:
-
/Q'
fr
Postal Address (if different to above):
.
.
'Y/AJ,D/t,zlec,T'
''
U
Email:
Phone:
Fax:
050
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
Please tick one of the boxes below
I do not wish to make a verbal presentat,on.
I will appear personally to make a verbal presentation.
to make the verbal representation on my behalf
I autho rise
*4• Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
*5 Issues that I/we would like to raise:
(V.
ft
1JikL
&Oi
-/
-'.M
-
-)i i'J&
ar
(O
OFF
oi3
.
C44~
4rJ, 7kc
,
Tv-
--
11i-&4i
—'
3
1W,1l& .
Tc7-,
APj
IL/ "J
'
*6. These issues would be overcome by (state action sought):
7 I would like an officer of Council to contact me to discuss my submission
*8. I would like to meet with the applicant to discuss my submission
Yes
d
Yes
No CI
No CI
*9 PrIvacy
I acknowledge that copies of this representation and supporting documentation ma y be provided to
interested persons in accordance with the Development Regulations 2008 may be made available on
Council's website.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is made available on Council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
Authorised by (insert name): 1
e i.,Aa4 --
Date:
V3 / /
ALL 9 Sections of this form must be completed.
Reoresentations
Representations must be made In writing, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons for their representation and how the issues would be
overcome.
The written statement is more likely to be effective if it refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlessturt.sa.gpv.a u
Copies of representations are forwarded to the applicant, and the applicant is given the opportunity to
respond in writing to the representation.
It is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant is also allowed to appear in order to respond to any
representations.
Council advises Representors with notice of its decision. In the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
ru]
,
•,....•
. ....•
,....
..
..
,
...,..
.
...•..•...
..
• ..
..
•
••
•::
.
co 1P$
g Statement of RepresentatiW4j
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
Development Number
House No:
-I5
Suburb:
ftccJ c/
/ 0 133
- Street:
1 1.eie4-'H'\
252
,
Person(s) making representation:
Ec/ Ai'iqv"
Name:9Mrs/Ms)
Street Address:
Postal Address (if different to above):
Email:
04/!IcoQ 4-1
Phone:
Mobile:
Qfr1115'0041
Fax:
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel, Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making on opprd vol aecissan. You may.,cnoose
present your statement verbally.
0
RECEIVED
Please tick one of the boxes below
not wish to make a verbal presentation.
711 will appear personally to make a verbal presentation.
M I authorise
to make the verbal representation on my behalf
*4. Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
V
J
-
5. Issues that I/we would like to raise:
I t3
7jp
c/,e /o- 'i/T ,5
42&
+ - ece 5$ g Ico
Yi o
-i-k
heci
)19p /i'
k€i
xi q '
cj1
Of4,4
33
A
D
fjq,15J10 + 1+ c1i4T C(JI)
'iZ1
ci ;4cC,\+
b''kA
cWr
i44
"
5
:
$ ,ç
Ile
*6. These issues would be overcome by (state action sought):
*7 1 would like an officer of Council to contact me to discuss my submission
g. I would like to meet with the applicant to discuss my submission
Yes
No 0
Yes 0
No £7"
9. Privacy
1 ocknow!edge that copies of this representation and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 may be mode available on
Council's website.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is mode available on Council's website. Information, including names and
addresses recorded In these documents con therefore be searched by the various website search
engines.
Authorised by (insert name):
L7wrc1 A5)IPwi/i
Date:
3 /021/5
ALL 9 Sections of this form must be 4ompIet4d.
Representations
Representations must be made in wijtlng, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons fortheir representation and how the issues would be
overcome.
The written statement is more likely to be effective if It refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlesurt.sa.gov.au
Copies of representations are forwarded to the applicant, and the. applicant is given the opportunity to
respond in writing to the representation.
it is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant is also allowed to appear In order to respond to any
representatIons.
Council advises Representors with notice of its decision. In the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
0
• o•
0
I 1
0 40
OPL
Statement of Representation
o10
4
UR
T
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
Development Number
House No:
15
252
/ 01 ?
/
/ 157
3
Street:
Suburb:
Person(s) making representation:
Name: (Mr/Mo/1?,s-)Street Address:
p
%4V
V k \& 4, cl V
5—
(\ec...r v
Postal Address (if different to above):
Email:
2-1
Phone:
Mobile:
Fax:
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
.fl
Plea5e tick one of the boxes below
not wish to make a verbal presentation.
fliwill
appear personally to make a verbal presentation.
I authorise
to make the verbal representation on my behalf
*4 Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
-
v
.
5 Issues that I/we would like to raise:
-
r
Le
J PLC1
7
*6. These issues would be overcome by (state action sought):
ae\c vL4
4-
%
*7 1 would like an officer of Council to contact me to discuss my submission
Yes Gi
No 0
•8. I would like to meet with the applicant to discuss my submission
Yes 0
No
131
*9 Privacy
I acknowledge that copies of this representation and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 may be made available on
Council's webs ite.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is made available on Council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
Authorised by (insert name):
Date:
- 2
-
ALL 9 Sections of this form must be completed.
Representations
Representations must be made in writing, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons for their representation and how the issues would be
overcome.
The written statement is more likely to be effective if it refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlessturt.sa.gov.au
Copies of representations are forwarded to the applicant, and the applicant is given the opportunity to
respond in writing to the representation.
It is not necessa1y to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant is also allowed to appear in order to respond to any
representations.
Council advises Representors with notice of its decision. In the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
Development Application 25210133115
Statement of Representation additional information
Person making representation - A VilardI 32 High Street Clearview owner of 8
& 8a Hawker Street Bowdeh
The proposed two storey development does not comply with objectives of the
Residential Character Zone
"OBJECTIVES
I Preservation of the existIng development patterns and built fonn.
2 Infihl development that is designed to reflect the traditional character elements of
the area, particularly as presented to the streetscape.
3 Increased housing density in restncted situations.
4 Replacement of existing Industrial and commercial uses with housing.
5 Development of home businesses in contributory places along South Road and
Port Road.
6 Development that contributes to the desired characterof the zone."
The existing development pattern is characterised almost totally by single storey
ôonstruction.
The proposed development does meet the desired character of the zone.
"An increase in the density of housing may take place on corner sites or where
dwellings replace a non-complying use or an existing building not listed as a
contributory item. Existing industrial or commercial uses in the zoneought to be
replaced with residential uses as development opportunities arise."
The proposed development is not on a corner site and is listed as Contributory Item
- Heritage NR 9395.
"It will be important to retain the amenity and character of the area by respecting the
existing development pattern of the precincts."
The proposed two storey development does not retain the amenity and character of
the area by respecting the existing development patterns of the precincts which is
characterised almost totally single storey construction.
The proposed development does not comply with the requirements of Form and
Character
"Form and Character
7 Development should not be unde,taken unless it is consistent with the desired
character lbr the zone.
8 Where a new dwelling is constructed alongside or within a group of older style
residential buildings, the new dwelling should be of a similar height, scale and
propoitions and be constructed of matenals that complement and reinforce the
character and design elements of existing buildings."
The proposed two storey development is not of a similar height, scale and proportion
to the existing older style residential buildings in the vicinity.
10
10 March 2015
FYFE
Earth Partners
Mr Andrew lieschke
Senior Planner
City of Charles Sturt
P0 Box 1
Woodville SA 5011
Dear Andrew
ENVIRONMENT
DEVELOPMENT
RESOURCES
Level 180 flinders Street
Adelaide $A 5000
GPO 8oX2450
Adelaide SA 5001
Telephone 618 8201 9600
Facsimile 618 8201 9650
www.iyfe.com.au
VYFE PTY LTD
A8N 57 008 116 130
RESPONSE TO REPRESENTATIONS FOR DA/252/0133/15 AT 15 ELEVENTH ST, BOWDEN
We write in response to representations received during public notification of the abovementioned
development application.
We have been provided with a total of four (4) representations made by;
. Mr A Vilardi (Sand 8A Hawker Street, Bowden)
• Mn J Noonan (8A Hawker Street, Bowden)
• Mr DAshman (17 Eleventh Street, Bowden)
• Mr N Clark (106-108 Gibson Street, Bowden)
In summary, the key issues raised by the representors relate to:
• Two storey height
• Heritage character
Privacy
• Access to Eleventh Street and car park at 106-108 Gibson Street
• Car parking during construction
• Construction noise affecting business at 106-108 Gibson Street
Following we provide a response to the issues raised.
Two storey height
The representors have raised concern in relation to the two storey form of the proposal. The relevant
representors have suggested that their concern would be resolved if the proposal were amended to a
single storey design.
RESPONSE TO REPRESENTATIONS- 15 ELEVENTH STREET, BOWDEN
1j
I
.
YEARS
DEVELOPiNG
CAREERS & PROJECTS
11
PAGE12
In our opinion the proposal has responded extremely well to the predominant single storey character
of the locality through its sensitive design. We understand that extensive consultation with Council's
Heritage Advisor was undertaken to ensure the dwellings presented as a single storey form to the
street with the upper level set back to the rear.
FYFE
The adopted design approach ensures that the two storey component of the dwellings reads as a
discrete element within the streetscape reinforcing the single storey character of the streetscape.
We also note that the two storey component of the dwellings does not present any detrimental visual
or overshadowing impacts upon adjacent residential properties. The two storey form does not project
any further back into the site than the adjacent dwellings to the east; the proposed rear setbacks are
sufficient; and, adequate private open space is provided to both dwellings to ensure no unreasonable
building bulk or mass is presented upon private open spaces of adjacent residential properties.
Overall, we have formed that opinion that the part two storey design of the dwellings is appropriate in
its context.
Heritage Character
The representation prepared by Mr Ashman and Mr Vilardi form the view that the proposed dwellings,
particularly their height, is not in keeping with the heritage character of the area. Mr Ashman states
that heritage places exist adjacent to the subject site and that the proposal is not in keeping with these
dwellings.
We wish to point out that no heritage places or contributory items exist adjacent to the subject site.
While the proposal replaces a contributory item, Principle of Development Control 4(c) of the Historic
Conservation Area provisions provides a clear opportunity for contributory dwellings to be replaced if
the new development does not diminish the level of contribution to the historic character of the
locality.
For reasons given above we believe that the design has responded very well to the streetscape
character of Eleventh Street. We wish to reiterate that Council's Heritage Advisor also supports the
proposed design and for this reason it can be comfortably said that the proposal will contribute
positively to the historic character of the locality.
Privacy
The representors have raised a concern in relation to overlooking from upper level windows.
We note that all upper level windows to the side and rear are either treated with fixed and obscure
glass to a height of 1.5m above floor level or set above 1.5m above floor level. The proposal is
therefore consistent with Principle of Development Control 11 of the Design and Appearance
provisions of the Development Plan.
Access to Eleventh Street and car park at 106-108 Gibson Street
The representation prepared by Mr Clark raises a concern In relation to the proposed driveway to
(presumably) Residence 2 which may affect access Into car park at the rear of 106-108 Gibson Street.
j
t
.
:
DJ
YEAIS
RESPONSE TO REPRESENTM1ONS- 15 ELEVENTH STREET ROWOEN
DEVELOPING
CAREERS & PROJECTS
ip
S.
I
PAGE
1
3
We note that there is an existing driveway adjacent to the eastern boundary which will be retained for
Residence 2. Therefore, we do not consider that the proposal will affect the existing access/egress
arrangements for Mr Clark's property.
Car parking during construction
The representation prepared by Mr Clark is concerned that there may not be adequate car parking
provided for the new development and during the construction process.
We can confirm that the proposal does provide sufficient car parking (one covered space and one
uncovered space) for each dwelling. Further, one on-street car space is available for visitor use directly
in front of the dwellings.
With respect to car parking during construction, the applicant will be required to undertake a
Construction Environment Management Plan which will deal with traffic and access related matters
amongst other issues.
We have been Involved in many proposals considered by Councils where an appropriate condition of
consent formalises such an arrangement.
Construction noise affecting business at 106-108 Gibson Street
Mr Clark is concerned that his business may experience interruptions such as noise during the
construction proces5.
We can confirm that the applicant will prepare a Construction Environment Management Plan and has
a general duty under Section 25 of the Environment Protection Act, 1993 to ensure no environmental
harm is caused to neighbouring properties.
We trust the above satisfactorily responds to the key issues raised by the representors. Should the
representors issues remain unresolved, we wish to confirm our attendance at the Development
Assessment Panel to respond to any third party submissions made.
If you require any further information please do not hesitate to contact me.
Yours sincerely
4~ __Ap
~
Chris Vounasis
PRINCIPAL
1E]
YEARS
RESPONSE TO REPRESENTATIONS. IS ELEVENTH STREET, BOWOEN
DEVELOPING
CAREERS & PROJECTS
13
City of Charles Sturt
130.
DAP Report 6/05/15
ATTACHMENT D
[Attachment D consists of 1 page]
•*
1.1-
67•V
181.
83/
25
4
L
R 15
21
2
17-19
55-61
-,
-
72-?
' 72 -
-.
u
114/7S3ç4/75A
73
-
-
•
ii
111
A
.-
Lot 2
•.
A
.
.
..9:)
-
'
1
14
-
-
13
11'
136
174
----1H
15
1'
21
138
1c,
B
LC C 7
59
.-
9'
4.
It
'N.1O3- .. :8,..
hi
1
i
-•.i
•.'
-
1ñ11
•'
--.
--r_
.10
L
-
U?
-
.
8-9 3
-.
.'
1n26
-7
17
115-121
1. 1.i.)
.
•'•-
O
115-121
71
••
-
112
/
.
•
j
'
114
-. 5
--
H
l$$I.
125
12u - . •
123
-
77
23
•
•+
1'
79
•
*4
•48••:.-.•; •4.
•••
:s
.
•c
•
• .
Vt
fl
113-
53
14 _ •
--
51
•
.1l.51 49-51
49
'U
1?-
c
S1..
/
-
-
-
8
1-I-
3
30A 9•
3l:j2:s4,
81
78
I-H
.
-- -
-.
52.\
H-
--
•.:'
222&A 2 0
• - -'
-- .-
•
•
1078
307.A 107.
6
'
/•
110-112
/J 10 - -
/N,
1'.
/
/
•
'iA
•-'
26
lii
.
l/5
.
•
iJ
,
H
4
7
T.
LLJ
[ti
L't92
Lot C
-Lot B
4
2
58
-
'
.5 -
IT
-
-
.• ,-
.
8
14
_
'-
7.
1r41c,4A
.::.
•
•
12
\-
32
/
•
RC
118
116
17.A
2-1,
-
128
'-
21
13-51
S.-
- 130
I
P.
DEVEWPMENT ACT 1993
Section 38 (Category 2)
46
1-2/17
42-44-
Public Notice and Consultation Authorisation
Pursuantto Section 38(4) of the Act to give notice of a
proposalfor a Category 2 development.
19
• Vt
37
42 1-1
14 12
The properties marked with a red dot on the attached map
showthe occupiers and recorded owners of all properties
which have been notified pursuant to Section 384) of the
Act.
-:1---
Authority to form such opinion and to give notice is
delegated tothe Team Leader MajorPlanningAssessment.
Development Application No. 2521 0133
/ 15
2015
Author:
Signed Zoe Garnaut
(Team Leader Major Planning Assessment)
Date
4/02/2015
Th,
Ct,.1
pI.I.. , ...t. ,, ,p4,-d. F,,
<1
S
City of Charles Sturt
131.
DAP Report 6/05/15
ATTACHMENT E
[Attachment E consists of 8 pages]
..............
....
...
........•...
...•.....
... ...
••..•.,...,...•
• ..
..
Heritage Advice
Development Application No:
252/0133/15
Applicant Name(s):
Aspex Building Designers
Applicant Address:
Level 1, 81 King William Street KENT TOWN SA 5071
Description of Proposed Development:
Demolition of existing dwelling (contributory item) and construction
of two storey semi detached dwellings
Property Address:
15 Eleventh Street BOWDEN SA 5007
Legal Description:
Lot 91 FP 206835 Vol 5430 Fol 150
Zoning:
Residential Character
ZonePolicy
Precinct 66 Bowden/Brompton
ZoneHisCon
Heritage Adviser:
Pippa Buckberry - Flightpath
Date:
30/1/15
Relevant Development Plan provisions:
General Section - Heritage Conservation
Objective 1: The conservation of areas, places and their settings of indigenous and non-indigenous cultural or
natural significance
Principle of Development Control: 1
Development should conserve and not adversely impact on the cultural or natural significance of places, areas,
artefacts and shipwrecks that display any of the following values:
aesthetic
anthropological
archaeological
architectural
ecological
economic
educational
geological
historic
palaeontologic
scientific
(I) social
speleological
spiritual
technological.
Principle of Development Control: 2
Advertisements and/or advertising hoardings associated with culturally significant places and areas should:
be of a size, colour, shape and materials that enhances the character of the locality
not dominate or cause detraction from the prominence of any place and/or area of historic significance.
1
General Section - Historic Conservation Area
Objective 1: The conservation of areas of historical significance.
Objective 2: Development that promotes, conserves and enhances the cultural significance and historic character
of identified places and areas.
Objective 3: Development that complements the historic significance of the area.
Objective 4: The retention and conservation of places such as land, buildings, structures and landscape elements
that contribute positively to the historic character of the area.
Objective 5: Development that contributes to the desired character.
Principle of Development Control 1:
Development should not be undertaken unless it is consistent with the desired character for the area.
Principle of Development Control 2
Development within the Historic Conservation Area should be carried out, where applicable, in accordance with
the design guidelines contained in Table ChSt/4 - Development Guidelines for Residential Character Zone and Local
Heritage Places.
Principle of Development Control 3:
Places such as land, buildings, structures and landscape elements that contribute to the historic character of the
area identified on the Overlay Maps - Heritage and more specifically identified in the respective Table ChSt/5 Contributory items, should be retained and conserved.
Principle of Development Control 4:
The elements of a contributory item (including a fence or outbuilding or structure) that contribute to the historic
character of the locality should not be demolished or removed unless one of the following applies:
the integrity or prominence of the contributory item (when viewed from a public street or place) would
not be affected
their condition is seriously unsound and cannot reasonably be rehabilitated
a replacement development can be erected which does not diminish the level of contribution to the
historic character of the locality and the replacement has been approved, or is concurrently approved, by
the planning authority.
Principle of Development Control 5:
Development should:
restore and rehabilitate existing places of historic value
incorporate compact extensions to buildings of a scale, bulk and external appearance that are
sympathetic and compatible with the historic character of the places
conserve, enhance and reinforce the historic significance of buildings and streetscapes.
Principle of Development Control 6:
Development of a contributory item should:
not compromise its value to the historic significance of the area
retain its present integrity or restore its original design features
maintain or enhance the prominence of the original street facade
PAI
facilitate or support the continued use or adaptive re use of existing contributory places in a manner that
results in a scale, bulk and external appearance that is sympathetic to and reflective of the existing
buildings and the surrounding area.
Principle of Development Control 7:
Additions to a contributory item should be screened by the original building and/or located to the rear of the
original building.
Principle of Development Control 8:
Original unpainted plaster, brickwork, stonework, or other masonry of existing State or local heritage places or
contributory items should be preserved, unpainted.
Principle of Development Control 9:
Development should take design cues from the existing historic built forms. In doing this, it is not necessary to
replicate historic detailing; however design elements for consideration should be compatible with building and
streetscape character and should include but not be limited to:
scale and bulk
width of frontage
boundary setback patterns
proportion and composition of design elements such as roof lines, pitches, openings, fencing and landscaping
colour and texture of external materials
visual interest.
Principle of Development Control 10:
Garages and carports should be designed to maintain the prominence of existing historic buildings in the policy
area and to not dominate the appearance of the front elevation of the associated building.
Principle of Development Control 11:
New buildings should not be placed or erected between the front street boundary and the façade of existing State
or local heritage places or contributory items.
Principle of Development Control 12:
Front fences, walls and gates should:
reflect and conserve the traditional period, style and form of the associated building
be no more than 1 metre in height unless they are of an open design to enable informal overlooking of public
places and to enable the associated building to be viewed from the street.
Principle of Development Control 13:
Single storey dwellings may include any of the following elements in their design:
a sympathetic two-storey addition that uses existing roof space or incorporates minor extensions to the
roof space at the rear of the dwelling
a second storey within the roof space, where the overall building height, scale and form is compatible with
existing single-storey development in the policy area
second storey windows having a total length less than 30 per cent of the total roof length along each
elevation.
Principle of Development Control 14:
New residential development should include landscaped front garden areas that complement the desired
character.
Principle of Development Control 15:
Advertisements and/or advertising hoardings associated with culturally significant places and areas should:
be of a size, colour, shape and materials that enhances the character of the locality
not dominate or detract from the prominence of any place and/or area of historic significance.
Principle of Development Control 16:
Development should respect the existing topography and the relationship of sites to street levels and to adjoining
land and not involve substantial cut and/or fill or sites.
Principle of Development Control 17:
The division of land should occur only where it will maintain the traditional pattern and scale of allotments
Residential Character Zone
Objective 1: Preservation of the existing development patterns and built form.
Objective 2: Infill development that is designed to reflect the traditional character elements of the area,
particularly as presented to the streetscape.
Objective 3: Increased housing density in restricted situations
Objective 4: Replacement of existing industrial and commercial uses with housing
Objective 5: Development of home businesses in contributory places along South Road and Port Road
Objective 6: Development that contributes to the desired character of the zone
Desired Character Statement
The zone embraces areas of historic residential character which have a high level of amenity that produces safe,
convenient and distinctive living environments for all residents, along with local community facilities that
complement the living environment. It recognises 15 individual precincts, each having a distinctive historical
character formed by the interaction between buildings, spaces, topography, vegetation and landscaping, general
street pattern and layout of the area. It is the collective integrity of the built form that shapes the nature of each
precinct.
Many areas have streets lined with mature street trees and have attractive landscaped public spaces both of
which complement residential development, and collectively form a strong part of the character of the area. New
development needs to respond to the special attributes of the respective precinct, including views, vistas, existing
vegetation and landmarks.
An increase in the density of housing may take place on corner sites or where dwellings replace a non-complying
use or an existing building not listed as a contributory item. Existing industrial or commercial uses in the zone
ought to be replaced with residential uses as development opportunities arise.
A home business, being a dwelling where no more than 50 per cent of the total floor area of the dwelling is used
for a business purpose, will be encouraged in contributory places along South Road and Port Road.
It will be important to retain the amenity and character of the area by respecting the existing development
pattern of the precincts.
Principle of Development Control 1:
The following forms of development are envisaged in the zone:
• detached dwelling
• domestic outbuilding in association with a dwelling
• domestic structure
• dwelling addition
• group dwelling/residential flat building/row dwelling (in limited circumstances)
• semi-detached dwelling
• small-scale non-residential uses that serve the local community, for example:
- child care facilities
- health and welfare services
- open space
- primary and secondary schools
- recreation areas
• supported accommodation.
Principle of Development Control 2:
Development listed as non-complying is generally inappropriate and not acceptable unless it can be demonstrated
that it does not undermine the objectives and principles of the Development Plan.
Principle of Development Control 3
Vacant or underutilised land should be developed in an efficient and co-ordinated manner to increase housing
choice by providing dwellings at densities higher than, but compatible in form, scale and design with adjoining
residential development.
Principle of Development Control 4:
Non-residential development should be of a nature and scale that:
serves the needs of the local community
is consistent with the character of the locality
does not detrimentally impact on the amenity of nearby residents.
Principle of Development ControlS:
The use and placement of outbuildings should be ancillary to and in association with a dwelling or dwellings.
Principle of Development Control 6:
Development involving a home business should satisfy all of the following:
occur only on the site of a contributory place with a frontage to Port Road or South Road
have at least 50 per cent of the floor area of the dwelling in residential occupation and use
maintain a residential appearance and function, including landscaping, to the street frontage
provide adequate car parking for all activities on the site, to be located at the rear of the site and designed
to enable all vehicles to enter and exit the site in a forward direction.
Principle of Development Control 7:
Development should not be undertaken unless it is consistent with the desired character for the zone
Principle of Development Control 8:
Where a new dwelling is constructed alongside or within a group of older style residential buildings, the new
dwelling should be of a similar height, scale and proportions and be constructed of materials that complement and
reinforce the character and design elements of existing buildings.
Principle of Development Control 9:
New buildings and structures, including garages and carports, should be designed to maintain the prominence of
existing historic buildings and should not dominate the appearance of the front elevation of the building.
Principle of Development Control 10:
5
A new dwelling should not be developed to the rear of another dwelling where its access relies on a driveway
adjacent to/alongside the existing dwelling unless it replaces a non-complying use or an existing building not listed
as a contributory item or is located in Pennington in Precinct 68 Early SA Housing Trust and satisfies all of the
following:
the site has a minimum width of 18 metres
the dwelling immediately adjoining the street is designed to address the street in a manner sympathetic to
the existing character of the precinct
a suitable driveway, landscaping and any communal area at least five metres in width is provided that
gives access to the rear of the site
a setback from boundaries at least 2.5 metres is provided for any dwelling that does not adjoin a public
road.
Principle of Development Control 11:
Vehicle parking should not be in the form of undercroft garaging or like structures.
Precinct 66 Bowden/Brompton
The Bowden Brompton precinct accommodates some of the City of Charles Sturt's oldest houses and buildings,
dating to the earliest years of European Settlement in the region. The subdivision pattern, dating from 1839 in
Bowden and 1849 in Brompton, is one of small, narrow allotments designed for typically early inner-city
residential living. The existing significant buildings are primarily small, single-storey, detached and attached, single
and double fronted workers' cottages dating from the 1850's-1900 period. They are characterised by red brick and
bluestone walls, gable and hipped corrugated iron roofs and small setbacks from the street. The predominant
urban character remains that of the Victorian era, with an intimate and small-scale character which has
considerable charm and interest.
Ovingham is unique in that it incorporates strongly sloping sites and retains many dominating stone and iron front
walls. Some 1930s - 40s Bungalows and Austerity houses, together with more recent SA Housing Trust 1970s1980s townhouses are also located in Ovingham.
This precinct also includes a significant proportion of more recent commercial and industrial premises which
detract from the older Victorian character of the area.
Principle of Development Control 12:
Development should not be undertaken unless it is consistent with the desired character for the precinct.
Principle of Development Control 13:
A dwelling should have a minimum site area (and in the case of group dwellings and residential flat buildings, an
average site area per dwelling) and a frontage to a public road not less than that shown for the respective precinct
in the following table:
Dwelling type
Site area
(square metres)
Minimum frontage
(metres)
Detached
250 (minimum)
10
Semi-detached
250 (minimum)
1
Group dwelling
275 (average)
18
190 (minimum)
6
Residential flat building
(where not classed as non-complying)
Row dwelling
Principle of Development Control 14:
A lesser frontage may be considered for a detached dwelling where it replaces:
development listed as non-complying in the zone
a building not included in Table ChSt/5 - Contributory Items.
Assessment of proposal against Development Plan provisions
Desired Character Statement
The Bowden Brompton precinct accommodates some of the City of Charles Sturt's oldest houses and buildings,
dating to the earliest years of European Settlement in the region. The subdivision pattern, dating from 1839 in
Bowden and 1849 in Brompton, is one of small, narrow allotments designed for typically early inner-city
residential living. The existing significant buildings are primarily small, single-storey, detached and attached, single
and double fronted workers' cottages dating from the 1850's-1900 period. They are characterised by red brick and
bluestone walls, gable and hipped corrugated iron roofs and small setbacks from the street. The predominant
urban character remains that of the Victorian era, with an intimate and small-scale character which has
considerable charm and interest.
The proposed development replaces a significantly dilapidated contributory heritage place which is representative
of typical workers cottages in the area, with a ridge parallel to the street and a detached, bullnosed verandah. The
replacement structure replaces the cottage with a similar single storey structure facing the street, and a twostorey development setback to the rear. The proposal therefore combines the existing traditional built form with
a contemporary form to make more effective use of the allotment while harmonising with the character of the
area. This is considered to be acceptable in this instance.
Visual Appearance of Built Form
Scale and Bulk
Because the second storey element is kept to the rear, and a single storey structure remains to the street
frontage, the proposed development is considered to be compatible with the traditional scale and bulk of the
area.
Proportion & Composition of Design Elements
The proportions and composition of design elements is consistent with the existing dwelling and therefore
appropriate for the historic character of the area. Details of any new front fencing.will need to be part of this
application or the subject of a separate application at a later date.
Colour & Texture of external materials
The proposed colours and finishes of the single storey form is acceptable, however the second storey roof is
identified as 'zincalume' which is not appropriate in this precinct as it remains shinny & reflective. The second
storey roof should be altered to be colorbond 'shale grey' or 'windspray'.
Width of frontage and boundary setbacks
At 8.65m for each allotment, the proposed semi-detached dwellings are consistent with the character of the area,
which contains many narrow allotments.
Visual Interest
The proposed development has been designed to a relatively high standard and contains sufficient visual interest.
7
Conclusion and Recommendation
Although replacing a contributory heritage pce, the proposed development is considered to contribute as much
to the streetscape as the existing cottage, by replicating the existing built form facing the street, and by setting
the second storey back behind the single storey form, so it will not dominate the streetscape.
Therefore, when assessed, the proposed development reasonably complies with the relevant provisions of the
Development Plan. The development warrants support.
Recommendation
Granted - subject to confirmation of suitable roof colour to second storey roofs.
Pippa Buckberry
Heritage Adviser