Section 1.4 – Page 1
Council Meeting, 27 September 2016
1.4
32-34 PEPPERELL AVENUE GLEN WAVERLEY VIC 3150
DEVELOPMENT OF FOUR DOUBLE STOREY DWELLINGS AND DEMOLITION OF A
FENCE
(TPA/45514)
EXECUTIVE SUMMARY:
This application proposes the development of four double storey dwellings,
removal of a Melaleuca stypheliodes (Prickly Leaved Paperbark) and demolition
of a fence.
The application was subject to public notification. One (1) objection to the
proposal has been received.
Key issues to be considered relate to building bulk and massing, landscaping
opportunities, private open space, car parking, vehicle access and overlooking.
This report assesses the proposal against the provisions of the Monash Planning
Scheme including the relevant state and local planning policy framework, Clause
55 and issues raised by objectors.
The reason for presenting this report to Council is the proposed development
cost of $1.65 Million.
The proposed development is considered appropriate having regard to the
relevant provisions of the Monash Planning Scheme. It is recommended that
Council resolve to issue a Notice of Decision to Grant a Planning Permit, subject
to conditions.
RESPONSIBLE DIRECTOR:
Peter Panagakos
RESPONSIBLE MANAGER:
Angela Hughes
RESPONSIBLE PLANNER:
Craig Smith
WARD:
Glen Waverley
PROPERTY ADDRESS:
32-34 Pepperell Avenue, Glen Waverley
PRE-APPLICATION MEETING:
No
NUMBER OF OBJECTIONS:
One (1)
ZONING:
General Residential Zone 2
EXISTING LAND USE:
Dwelling
OVERLAY:
Vegetation Protection Overlay 1
Heritage Overlay 6
RELEVANT CLAUSES:
State Planning Policy Framework
Clause 11.02 Urban Growth
Local Planning Policy Framework
Clause 21.04 Residential Development
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Section 1.4 – Page 2
Council Meeting, 27 September 2016
Clause 11.04 Metropolitan
Melbourne
Clause 15 Built Environment and
Heritage
Clause 16.01-1 Integrated Housing
Clause 16.01-4 Housing Diversity
Clause 16.01-5 Housing
Affordability
Clause 21.12 Heritage
Clause 22.01 Residential Development
and Character Policy
Clause 22.05 Tree Conservation Policy
Clause 22.07 Heritage Policy
STATUTORY PROCESSING DATE:
22 October 2016
DEVELOPMENT COST:
$1.65 million
Particular Provisions
Clause 52.06 Car Parking
Clause 55 Two or More Dwellings on a
Lot
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Section 1.4 – Page 3
Council Meeting, 27 September 2016
LOCALITY PLAN
SUBJECT SITE
NEIGHBOURHOOD PLAN
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 4
RECOMMENDATION:
That Council resolves to issue a Notice of Decision to Grant a Planning Permit
(TPA/45514) for the development of four double storey dwellings, removal of
one tree and demolition of a fence, at 32-34 Pepperell Avenue, Glen Waverley
subject to the following conditions:
1.
Before the development starts, three copies of amended plans drawn to
scale and dimensioned, must be submitted to and approved by the
Responsible Authority. The submitted plans must clearly delineate and
highlight any changes. When approved the plans will be endorsed and
will then form part of the permit.
The plans must be generally in accordance with the plans submitted
with the application, but modified to show:
a) Dwelling 3 first floor bedroom 3 north setback increased to a
minimum of 6.1 metres.
b) Dwelling 4 first floor bedroom 3 west wall relocated at least 0.6
metres east.
c) The fence located on the north side of Dwelling 1 deleted and the
fence located on the east and north-east side of the dwelling
reduced to a maximum height of 1.5 metres and be open style.
d) An eave on the south side of the Dwelling 4 ground floor guest
bedroom.
e) An eave running the full length of the Dwelling 3 ground floor dining
room west side.
f) The Dwelling 2 garage door widened 0.2 metres west.
g) The urns on the Dwelling 1 and 2 porches deleted.
h) Details of proposed retaining walls along the north and east
boundaries.
2.
The development as shown on the endorsed plans must not be altered
without the written consent of the Responsible Authority.
3.
A landscape plan prepared by a Landscape Architect or a suitably
qualified or experienced landscape designer, drawn to scale and
dimensioned must be submitted to and approved by the Responsible
Authority prior to the commencement of any works. The plan must
show the proposed landscape treatment of the site including:a) the location of all existing trees and other vegetation to be retained
on site
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 5
b) provision of canopy trees with spreading crowns located throughout
the site including the major open space areas of the development
c) planting to soften the appearance of hard surface areas such as
driveways and other paved areas
d) a schedule of all proposed trees, shrubs and ground cover, which will
include the size of all plants (at planting and at maturity), their
location, botanical names and the location of all areas to be covered
by grass, lawn, mulch or other surface material
e) the location and details of all fencing
f) the extent of any cut, fill, embankments or retaining walls associated
with the landscape treatment of the site
g) details of all proposed hard surface materials including pathways,
patio or decked areas
When approved the plan will be endorsed and will then form part of the
permit.
4.
Before the occupation of the buildings allowed by this permit,
landscaping works as shown on the endorsed plans must be completed
to the satisfaction of the Responsible Authority and then maintained to
the satisfaction of the Responsible Authority.
5.
Prior to commencement of development approval must be obtained
from Council for any pruning to the Cypress trees located in the
adjoining reserve to the east.
6.
Excavation within the Tree Protection Zones of the Cypress trees located
in the adjoining reserve to the east must be undertaken with the
supervision of a qualified arborist to ensure the trees do not become
unstable.
7.
The development must be provided with a corner splay or area at least
50% clear of visual obstruction (or with a height of less than 1.2m),
which may include adjacent landscaping areas with a height less than 0.9
metres, extending at least 2.0 metres long x 2.5 metres deep (within the
property) on both sides of each vehicle crossing to provide a clear view
of pedestrians on the footpath of the frontage road.
8.
All common boundary fences are to be a minimum of 1.8 metres above
the finished ground level to the satisfaction of the Responsible
Authority. The fence heights must be measured above the highest point
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 6
on the subject or adjoining site, within 3 metres of the fence line.
9.
The construction works associated with the permitted development
must only be carried out during the following hours:
•
•
•
Monday to Friday (inclusive) – 7:00am to 6pm;
Saturday – 9am to 1pm;
Saturday – 1pm to 5pm (only activities associated with the
erection of buildings);
unless otherwise approved in writing by the Responsible Authority.
10.
All on-site stormwater is to be collected from hard surface areas and
must not be allowed to flow uncontrolled into adjoining properties. The
on-site drainage system must prevent discharge from each driveway
onto the footpath. Such a system may include either:
a) a trench grate (150 mm minimum internal width) located within
the property; and/or
b) shaping the driveway so that water is collected in a grated pit on
the property; and/or
c) another Council approved equivalent.
11.
Once the development has started it must be continued and completed
to the satisfaction of the Responsible Authority.
12.
This permit will expire in accordance with section 68 of the Planning and
Environment Act 1987, if one of the following circumstances applies:
• The development is not started before 2 years from the date of
issue.
• The development is not completed before 4 years from the date of
issue.
In accordance with section 69 of the Planning and Environment Act
1987, the responsible authority may extend the periods referred to if a
request is made in writing before the permit expires, or within six
months of the permit expiry date, where the development allowed by
the permit has not yet started; or within 12 months of the permit expiry
date, where the development has lawfully started before the permit
expires.
NOTES:
1.
Building approval must be obtained prior to the commencement of the
above approved works.
2.
Building Permit approval for this development must take into
consideration the location of future subdivision boundaries and their
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 7
compliance with the Fire Separation Provisions of the Building Code of
Australia, including Separating Walls and Openings near Boundaries, as
well as the requirements of the Building Regulations.
3.
The lot/unit numbers on the “Endorsed Plan” are not to be used as the
official street address of the property. Street numbering is allocated in
accordance with Australian/New Zealand Standards 4819:2001- Rural
and Urban Addressing. Any street addressing enquiries should be
directed to Council’s Valuation Team on 9518 3615 or 9518 3210.
4.
A drainage contribution of approximately $11,530 may be accepted in
lieu of a detention system. This amount is valid until 30 June 2016.
After this date an amended amount in accordance with Clause 22.04 of
the Monash Planning Scheme will be applicable. This contribution is
based on the plans provided and any additional hard surfaced areas
included on the landscape or drainage plans will alter this amount.
5.
Stormwater discharge is to be detained on-site to the predevelopment
level of peak stormwater discharge. Approval of any detention system is
required from Council prior to works commencing.
Stormwater detention requirements may be obtained from the City of
Monash prior to the design of any stormwater detention system.
6.
The nominated point of stormwater connection for the site is to the
south-west corner of the property where the entire site's stormwater
drainage must be collected and free drained via a pipe to the Council
drain pit outside No 32 in the nature strip to be constructed to Council
Standards. A new 900mm x 600mm junction pit is to be constructed
over the 300mm Council drain in the nature strip if a pit does not exist
or is not a standard Council pit.
7.
Any new drainage work within the road reserve or connection into a
Council easement drain requires the approval of the Council’s
Engineering Division prior to the works commencing. Please refer to the
notes section of this permit for additional details. A refundable security
deposit of $1,000 is to be paid prior to the drainage works commencing.
8.
Engineering permits must be obtained for new or altered vehicle
crossings and for new connections to the kerb and channel Council
drains and pits and these works are to be inspected by Council
(telephone 9518 3555).
9.
Three printed copies of the plans (A3-A1 size) for the drainage works
must be submitted to and approved by the Engineering Division prior to
the commencement of works. The plans are to show sufficient
information to determine that the drainage works will meet all drainage
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 8
conditions of the permit.
10.
Approval of the proposed crossings, and a permit for installation or
modification of any vehicle crossing is required from Council’s
Engineering Department.
11.
The proposed vehicle crossings are to be constructed in accordance with
the City of Monash standards.
12.
The section of existing redundant vehicle crossing is to be removed and
replaced with kerb and channel. The footpath and naturestrip are to be
reinstated to the satisfaction of Council.
BACKGROUND:
The Site and Surrounds
The site is located on the east side of Pepperell Avenue, 280 metres south of
Coleman Parade. It comprises two lots with a combined area of 1,545 square
metres, is rectangular in shape and rises from south-west to north-east by
approximately 4 metres. Each lot contains an existing dwelling and has vehicle
access to Pepperell Avenue at their west boundaries. The site contains 15 trees
and shrubs.
The land to the north, south and west is zoned General Residential Zone 2 and
developed with dwellings. The adjoining land to the east is Council reserve
containing a row of Cypress trees.
Development in the area comprises a mix of single dwellings and multi-unit
developments. These consist of both single and double storey forms. Traditional
housing styles in the area are predominately low scale, detached and nestled in a
garden setting. They are typically constructed from brick veneer or weather
board and have pitched tiled roofs. In recent years, there has been an
emergence of larger double storey dwellings with high parapet walls and mock
period styles. This has resulted in a significant shift in character. Single dwellings
are the primary contributor to the strong influence in mock period housing. Both
single dwellings and multi-unit developments contribute to the emergence of
high parapet walls in the area.
The land is encumbered by a restrictive covenant that prohibits quarrying and
brick making on the site. No easements affect the land.
An aerial photograph of the subject site and surrounding land can be found
attached to this report (Attachment 2).
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 9
PROPOSAL:
This application proposes the development of four double storey dwellings,
removal of a Melaleuca stypheliodes (Prickly Leaved Paperbark) and demolition
of the rear fence. Two dwellings are proposed to comprise 4 bedrooms and two
with four bedrooms and a study. Car parking is provided by way of double
garages. Vehicle access is provided via two vehicle crossings utilising the existing
central crossover and creating a new crossover towards the south of the
frontage. The garages for Dwelling 1 will face the street while all others are
located within the site. Secluded private open space to each dwelling has direct
access from the family/dining areas and is orientated to the north except for
Dwelling 1.
The site is proposed to be cut at its north-east side. The maximum cut is 1.6
metres at the north-east corner of the site. All trees and shrubs on the site are
proposed to be removed, including the removal of a Melaleuca stypheliodes
(Prickly Leaved Paperbark) in the front setback, with a height greater than 10
metres.
The demolition of a fence, works comprising site cut and retaining walls and
buildings comprising rear boundary fence, eave projections, rainwater tank and
storage shed are proposed within the rear portion of the site (1.3 metres)
affected by the Heritage Overlay.
Attachment 1 details plans forming part of the application.
PERMIT TRIGGERS:
The land is zoned General Residential Zone 2 and affected by the Vegetation
Protection Overlay 1.
A planning permit is required for the following:
•
General Residential Zone 2 – construct two or more dwellings on a lot.
•
Vegetation Protection Overlay 1 – removal of the Melaleuca stypheliodes
(Prickly Leaved Paperbark) with a height greater than 10 metres.
•
Heritage Overlay 6 – demolition of a fence, works comprising site cut and
retaining walls and buildings comprising rear boundary fence, eave
projections, rainwater tank and storage shed.
The Heritage Overlay affects the eastern 1.3 metres of the site. The purpose of
the overlay was to protect the Cypress trees located in the adjoining Council
reserve to the east.
Attachment 3 details the zoning and overlays applicable to the subject site and
surrounding land.
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 10
CONSULTATION:
Public Notice
The application was advertised in accordance with section 52 of the Planning and
Environment Act 1987 by way of letters sent to the surrounding property
owners/occupiers and a sign displayed at the Pepperell Avenue frontage of the
site.
Council has received one (1) objection to date. The grounds of objection can be
summarised as follows:
•
Overlooking.
Attachment 4 details the location of objector properties.
Referrals
The application was referred to the following internal departments and statutory
authorities:
•
Traffic – No objection subject to standard conditions relating to vehicle
access and the provision of vehicle sight lines.
•
Drainage – No objection subject to standard conditions relating to
drainage.
•
Urban Design – The cypress trees in the Council reserve are scheduled for
removal and replacement in Autumn 2018. No objection subject to a
condition requiring approval by Council for any proposed pruning prior to
commencement of development.
DISCUSSION:
Consistency with State and Local Planning Policies
Clause 16.01 Housing seeks to:
•
“Increase the supply of housing in existing urban areas by facilitating
increased housing yield in appropriate locations, including under-utilised
urban land.”
•
“Locate new housing in or close to activity centres and employment
corridors and at other strategic redevelopment sites that offer good access
to services and transport.”
•
“Encourage higher density housing development on sites that are well
located in relation to activity centres, employment corridors and public
transport.”
Clause 21.04 Residential Development has the objectives:
•
“To encourage the provision of a variety of housing styles and sizes that will
accommodate future housing needs and preferences of the Monash
community that complement and enhance the Garden City Character of the
City.”
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
•
•
Section 1.4 – Page 11
“To provide accommodation for a diverse population that caters for
different family and lifestyle preferences and a variety of residential
environments and urban experiences.”
“To recognise and provide for housing needs of an ageing population.”
The proposal makes a positive contribution to the supply and diversity of housing
in the municipality to meet the growing population and changing needs of the
local community. The proposal is located within close proximity to activity
centres and public transport, including the Syndal Railway Station.
Monash Housing Strategy
The site is located within the Accessible Areas (Category 2) area of the Monash
Housing Strategy 2014. This area seeks moderate housing change and
diversification serving as a transition between activity centres where higher
density is encouraged and the Garden City Suburbs where traditional forms of
residential development should be maintained. Residential outcomes sought are
lower density unit and townhouse style developments at the interface with
surrounding residential areas.
RESCODE ASSESSMENT
Neighbourhood Character
The site is located in Character Type “C” of Clause 22.01 (Residential
Development and Character Policy). The preferred character of the area can be
summarised as well planted gardens as the dominant element amongst modest
scale buildings.
Development in the area comprises a mix of single dwellings and multi-unit
developments of both single and double storey forms. Traditional housing styles
in the area are predominately low scale, detached and nestled in a garden
setting with new construction being of larger double storey dwellings with high
parapet walls and mock period styles. The area has experienced a shift in
character. Single dwellings are the primary contributor to the influence in mock
period housing and emergence of high parapet walls.
There are numerous examples of period replication style in the immediate area,
including French provincial (see Attachment 5 for examples). Parapet walls at
ground level are in keeping with the existing character of the area. The
development examples attached show parapets of significant height and similar
banding treatments. As a result, the parapet walls and French provisional style
will not be out of character.
Generally, the building scale and massing is sympathetic to the character of the
area. The size of the ground floor and first floor footprints are not excessive and
the heights of the dwellings do not result in buildings that are visually obtrusive.
There is sufficient separation between the first floors of the dwellings and walls
are sufficiently articulated and recessed.
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 12
The Dwelling 3 and 4 first floors are 79% and 76% of the ground floor footprints
respectively, which is considered significant. The Dwelling 4 first floor is
elongated increasing the impression of scale. The bedroom 3 west wall should be
relocated 0.6 metres east to reduce the elongation of the first floor and still
maintain appropriate dimensions to the bedroom. The Dwelling 3 first floor
bedroom 3 north wall should be setback to a minimum of 6.1 metres to reduce
building bulk and massing and increase recession of the ground floor below.
These could form conditions should a permit issue.
Setbacks to boundaries are sufficient to mitigate visual bulk to the street and
adjoining lots. No walls on boundaries are proposed.
The garages are located behind the front line of the dwellings and do not
dominate the streetscape.
External materials of rendered walls and tiled roofs are in keeping with the
character of the area, as are the pitched roofs. Cut outs to eaves are proposed to
the Dwelling 3 ground floor dining room and Dwelling 4 ground floor guest
bedroom, presenting design detail inconsistent with the character of the area.
These can be addressed by condition if a permit issues. To reduce the
prominence of the front porches, be it by an incremental amount, the urns
above the porches can be deleted without comprising the architectural style.
High front fencing is not proposed and the layout of the development maintains
sufficient integration with the street. However, the 1.8 metre paling fence
located on the north side of Dwelling 1 does not provide adequate landscaping
integration with the driveway and the street. A condition of permit is
recommended to delete this fence. Additionally, the fence located on the northeast side of the dwelling should be reduced to a maximum height of 1.5 metres
and be open style to allow landscaping integration with the driveway. There is
sufficient space to plant mid-height vegetation at the north-east side of the
dwelling to project above the fence and soften the appearance of the
development.
The arborist report submitted with the application identified 15 trees and shrubs
on the site. The Melaleuca stypheliodes (Prickly Leaved Paperbark) has a height
of 15 metres, good health, good structure, moderate life expectancy and
medium retention value. The root system of the tree is causing damage to the
existing driveway and paths. The proposed development would require removal
of the tree. Whilst the tree makes a meaningful contribution to the garden city
character of the area, its contribution is not significant and can be replaced with
new canopy tree plantings. None of the other trees on site are considered
worthy of retention.
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 13
There are sufficient landscaping opportunities across the site including ample
opportunity for canopy tree planting, adequate space in the front setback,
planting opportunities along the driveways and front entrances (subject to
condition above) and landscape breaks along the side boundaries. As a result,
the proposal would maintain the garden city character of the area.
Amenity
The degree of overshadowing to the secluded private open space of adjoining
lots is reasonable as adequate sunlight will still be received through the day at
the Equinox.
Overlooking to the secluded private open space and habitable room windows of
adjoining lots is minimised through the use of external screens. This includes the
first floor north elevation facing the objector property at 30 Pepperell. The
Dwelling 1 and 2 ground floors are not elevated above natural ground level to a
height that would result in overlooking. The Dwelling 3 and 4 ground floors are
below natural ground level, resulting from the site cut.
Site Coverage and Permeability
The site coverage and permeable area is acceptable (approximately 43% and 40%
respectively), providing sufficient opportunities to maintain the garden city
character of the area and to limit the impact of stormwater runoff.
On site amenity and internal amenity
The dwellings have sufficient solar access to the principle living areas. Whilst the
Dwelling 2 family/dining room north window is located adjacent to a wall on
boundary, sufficient solar access would be achieved through the provision of east
and west windows. The development would not unreasonably reduce the solar
access to habitable room windows on adjoining lots.
Vehicle Access
The application was referred to Council’s Traffic Engineers, have suggested
standard conditions relating to vehicle access and the provision of vehicle sight
lines. Vehicles are able to turn effectively within the site and exit in a forward
direction (Clause 52.06 Car Parking), subject to the widening of the Dwelling 2
garage door west. This will reduce the width of the Dwelling 3 landscaping strip
located adjacent to the store, but will not materially alter landscaping outcomes
overall.
Parking provision
The number of car spaces and dimensions meet the minimum requirements of
the planning scheme (Clause 52.06 Car Parking) and can be summarised as
follows:
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
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Section 1.4 – Page 14
Council Meeting, 27 September 2016
No. of dwellings
Clause 52.06
requirement
Car spaces
required
Car spaces
provided
4 bedroom
dwellings
4
2 spaces per
dwelling
2
2
Visitor parking
-
-
-
-
Total required
8
Total provided
8
Visitor parking is not required for developments of less than five dwellings.
Private Open Space
All dwellings meet Council’s requirement for a minimum of 75 square metres
private open space to each dwelling (Clause 55.05-4 Private Open Space).
Dwelling
Private open
2
space m
Seclude private
2
open space m
1
121
45
2
167
35
3
75
43
4
83
39
The secluded private open space of each dwelling has satisfactory solar access
(Clause 55.05-5 Solar Access to Open Space) and convenient access from a living
room. Whilst the Dwelling 1 secluded private open space is located on the south
side of the dwelling, it is setback a sufficient distance from the ground and first
floor walls to maintain satisfactory solar access. Therefore, adequate private
open space is provided to meet the recreation and service needs of residents.
Heritage
Heritage considerations are limited to the potential impacts to the Cypress trees
located in the adjoining Council reserve to the east. Dwelling 3 has the potential
to impact the Cypress trees. Council’s Urban Design unit advised the trees are
scheduled for removal and replacement in Autumn 2018 and therefore their
protection is not required. However, Urban Design recommended a condition of
permit to require approval by Council for any pruning of the trees prior to
commencement of development. Excavation within the Tree Protection Zones of
the trees should be undertaken with the supervision of a qualified arborist to
ensure the trees do not become unstable in order to ensure the safety of
surrounding properties.
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 15
The demolition of a fence, works comprising site cut and retaining walls and
buildings comprising rear boundary fence, eave projections, rainwater tank and
storage shed proposed over the overlay are of only relevant in terms of their
potential impact to the Cypress trees, already discussed.
CONCLUSION:
The proposal is consistent with the relevant policies and objectives of the
Monash Planning Scheme, including the State and Local Planning Policy
Framework and Clause 55. The proposal is sympathetic to the character of the
area in terms of building bulk and massing, provides sufficient landscaping
opportunities, private open space, car parking and vehicle access, and will not
unreasonably reduce the amenity of surrounding lots.
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation
Council Meeting, 27 September 2016
Section 1.4 – Page 16
LIST OF ATTACHMENTS:
Attachment 1 – Proposed Development Plans.
Attachment 2 – Aerial Photograph (October 2014).
Attachment 3 – Zoning and Overlays Map.
Attachment 4 – Objector Properties Location Map.
Attachment 5 – Examples of Similar Housing Styles in the Area
32-34 Pepperell Avenue, Glen Waverley - Development Of Four Double Storey Dwellings And
Removal Of Vegetation