1
5.4
ITEM NO:
REPORT NUMBER: 159/17
TO:
DEVELOPMENT ASSESSMENT PANEL
DATE:
24 MAY 2017
SUBJECT:
DEVELOPMENT ASSESSMENT REPORT
AUTHOR:
ALEXANDER STAMATOPOULOS
DEVELOPMENT OFFICER - PLANNING
ATTACHMENTS:
1. LOCALITY MAP
2. PROPOSAL PLANS
NOT APPLICABLE
HEARING OF APPLICANT:
DA NO.
APPLICANT
LOCATION
DEVELOPMENT PLAN
ZONE AND POLICY AREA
NATURE OF DEVELOPMENT:
PROPOSAL
REFERRALS
CATEGORY
RECOMMENDATION
1.
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110/00255/17
ROBIN TAYLOR
2 GORDON STREET, SOMERTON PARK
CONSOLIDATED 2 JUNE 2016
RESIDENTIAL ZONE
MERIT
SHED LOCATED TO REAR OF EXISTING DWELLING
NIL
ONE
DEVELOPMENT PLAN REFUSAL
Background
The application proposes the construction of a shed located to the rear of the existing
dwelling in the north-western corner of the allotment. The subject land is located in the
Residential Zone at 2 Gordon Street, Somerton Park. The application is a Category 1
development. Since the time of lodgement, amended plans have been produced due to the
excessive wall height of the structure. When lodged the tallest part of the garage wall had a
noted wall height of 4.3m. Since, the wall height has been reduced to 4.1m at its highest
point.
2.
Site and Locality
The subject land is rectangular in shape and contains a depth of 50.50m and a width of 16m, a
site area totalling 808m2. A two storey detached dwelling was recently approved on the
subject site. The locality comprises a consistent form of dwelling types with the majority being
single storey dwellings both detached and in the form of residential flat buildings.
Immediately to the west of the subject site is a two storey dwelling fronting Gordon Street
and a single storey dwelling facing North Street. Adjoining to the east is a residential flat
building with frontages both to Gordon Street and Scarborough Street and to the north a
residential flat building comprising five dwellings. The streetscape has varied primary setbacks
with dwellings setback between 7 to 10 metres. The front yards of dwellings are
predominantly landscaped except for driveways and paths which contain hard surfaces.
Refer to Attachment 1
2
5.4
ITEM NO:
REPORT NUMBER: 159/17
3.
Proposed Development
4.
The applicant proposes to construct a shed located behind a recently approved two storey
dwelling. The shed is sited on the north western corner of the allotment setback 1 metre from
the western side boundary and 2 metres from the northern rear boundary. The built form of
the structure is unconventional in nature and is not typical of domestic garage design. The
shed contains a skillion roof which slopes up from north to south. The wall height of the roof
varies from 2.7 metres to 4.1 metres in height.
Refer to Attachments 2, 2.1
Development Data
DEVELOPMENT DATA
Aspect
Proposed
Development Plan
Requirement
Compliance
Site Area
808m2
Site Coverage
289m2 or 35%
50%
Complies
Private Open Space
340m2 or 42%
20%
Complies
Side Setback
Western Side
1m
2m
Does not comply
Rear Setback
Northern Side
2m
Complies
Wall Heights
2.7m to 4.1m
On boundary development
anticipated
3m
5.
Does not comply
Development Plan Provisions
HOLDFAST BAY (CITY) DEVELOPMENT – ASSESSMENT – RESIDENTIAL ZONE – OBJECTIVES AND PRINCIPLES OF
DEVELOPMENT CONTROL
RESIDENTIAL ZONE
Objectives
3. Development that contributes to the desired character of the
zone.
Desired Character
The zone contains the majority of the city’s living areas, which
are of predominantly low-density suburban form, but within
policy areas include medium-to-high density forms of housing
on the coast, along key transport corridors and within Glenelg,
as well as coordinated development opportunities within large
institutional sites. The zone includes five policy areas, three of
which cater for coastal development, one for the City’s
residential institutions (including Minda and Masonic Homes)
and one for medium density development along the key transit
routes of Brighton Road, Anzac Highway, Tapleys Hill Road and
along sections of the Seaford railway transit corridor.
Reasonably complies.
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5.4
ITEM NO:
REPORT NUMBER: 159/17
RESIDENTIAL ZONE
Desired Character (Cont)
Development outside of the policy areas will be suburban in
nature and evolve in response to progressive infill development
of existing individual sites and through consolidation of sites to
form larger comprehensive redevelopment opportunities. Infill
development outside of the Policy Areas will not compromise
the suburban character but will progressively increase dwelling
densities through unobtrusive small-scale developments. In this
regard, infill development will have a comparable height, mass,
scale and setbacks to that of existing dwellings in the relevant
locality.
The zone’s primarily suburban character outside of the policy
areas is defined by detached dwellings on individual allotments.
Infill development in these suburban areas will contribute to the
city’s housing diversity through development opportunities that
(in order of preference):
(a) increase dwelling numbers on allotments that have dual
road frontages
(b) provide low scale dwellings at the rear of large allotments
with street frontages wide enough to accommodate
appropriate sited and sized driveway access and landscaping
(c) semi-detached dwellings, where site considerations permit.
Development outside of the policy areas will generally be single
storey in height in the areas east of Brighton Road, and up to
two storeys in height in the areas west of Brighton Road.
Buildings will be both domestic and contemporary in design and
character to support and reinforce the essentially suburban
character through typical domestic design forms, low front
fencing and landscaping. Landscaping will help define the public
realm and private property boundaries, and substantial
landscaped front yards will contribute to the locality, with the
retention of mature trees. Development will have side and rear
building setbacks that incorporate an access path on one side,
with on-boundary built form limited in height, length and
location to the equivalent of typical open carports or garaging.
Vehicle garaging will be set back clearly behind the immediately
adjacent part of the front building facade. Development will
enhance and protect streetscape character by minimising
driveway access points and width of crossovers and driveways.
Undercroft car parking will also be avoided on flat sites and sites
that slope down from the street level. Buildings will be stepped
and articulated at the front elevation to achieve visual relief and
architectural interest as viewed from the street.
Residential development outside of the policy areas will utilise
materials and finishes that respond to the character of the
immediate locality and utilise brick, stone and rendered finishes
to provide visual interest to facades. Development will also
incorporate architectural design and detailing that responds to
localised character by way of fenestration, doorways, windows,
eaves and roof forms. Development will be setback and
orientated to minimise impacts of the privacy of neighbouring
residents.
Reasonably complies – built form of the shed is not considered
to be ‘suburban in nature’.
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5.4
ITEM NO:
REPORT NUMBER: 159/17
RESIDENTIAL ZONE (Cont)
Principles of Development Control
1. The following forms of development are envisaged in the
zone:
 affordable housing
 domestic outbuilding in association with a dwelling
 domestic structure
 dwelling
 dwelling addition
 small scale non-residential use that serves the local
community, for example:
 child care facility
 health and welfare service
 open space
 primary and secondary school
 recreation area
 supported accommodation.
6. Development should not be undertaken unless it is consistent
with the desired character for the zone.
Does not comply – garage is not considered to contain a
domestic built form.
Reasonably complies.
HOLDFAST BAY (CITY) DEVELOPMENT PLAN – ASSESSMENT – RESIDENTIAL - COUNCIL WIDE – PRINCIPLES OF
DEVELOPMENT CONTROL
Design and Appearance
Objectives
1. Development of a high design standard and appearance that
responds to and reinforces positive aspects of the local environment
and built form.
Principles of Development Control
1. Buildings should reflect the desired character of the locality while
incorporating contemporary designs that have regard to the following:
(a) building height, mass and proportion
(b) external materials, patterns, colours and decorative elements
(c) roof form and pitch
(d) façade articulation and detailing
(e) verandahs, eaves, parapets and window screens.
2. Where a building is sited on or close to a side boundary, the side
boundary wall should be sited and limited in length and height to
minimise:
(a) the visual impact of the building as viewed from adjoining properties
(b) overshadowing of adjoining properties and allow adequate sun light
to neighbouring buildings.
Residential Development
13. Garages, carports and outbuildings should have a roof form and
pitch, building materials and detailing that complement the associated
dwelling.
16. Residential outbuildings, including garages and sheds, should not be
constructed unless in association with an existing dwelling.
Does not comply.
(a)
(b)
(c)
(d)
(e)
Does not comply
Complies
Does not comply
N/A
N/A
(a) Does not comply
(b) Complies
Does not comply
Complies
5
5.4
ITEM NO:
REPORT NUMBER: 159/17
Design and Appearance
17. Garages, carports and outbuildings should be designed within the following parameters:
Total floor area (maximum)
Does not comply – 8.25m2 shortfall (minor)
Within 3 metres of side or rear boundary
Sites 600 square metres or more: 60 square metres
Sites 400-600 square metres: 40 square metres
Sites less than 400 square metres: 30 square metres
On a side or rear boundary
Sites 600 square metres or more: 60 square metres
Sites 400-600 square metres: 40 square metres
Sites less than 400 square metres: 30 square metres
Wall height above natural ground level
3 metres
Wall length
Does not comply – 1.1m shortfall
Does not comply – 1.5m shortfall
Within 3 metres of side or rear boundary
9 metres
On a side or rear boundary
8 metres, provided the total length of all existing and proposed
boundary walls does not exceed 30 per cent of the total common
boundary length
Maximum height
4.5 metres
28. Site coverage (the proportion of a site covered by ground floor level
buildings and structures including dwelling, garage, carport, verandas
and outbuildings but excluding unroofed pergolas and unroofed
balconies) should not exceed the following values:
Parameter
Value
Site with an area less than or equal
to 300 square metres
60 per cent
Site with an area greater than 300
square metres
50 per cent
Site area of dwelling - 250 square metres or greater.
Minimum area of private open space - 20 per cent of site area.
Provisions
Balconies, roof patios, decks and the like, can comprise part of this area
provided the area of each is 10 square metres or greater.
One part of the space should be directly accessible from a kitchen,
lounge room, dining room or living room (excluding a bedroom) and
have an area equal to or greater than 10 per cent of the site area with a
minimum dimension of 5 metres and a maximum gradient of 1-in-10.
6.
Complies
Complies
Complies
Summary of Assessment
The following assessment will touch on aspects of the application which require further
discussion.
6
5.4
ITEM NO:
REPORT NUMBER: 159/17
Visual Appearance and Built Form
The assessment identified quantitative non-compliances with respect to visual appearance,
wall height and impacts to adjoining neighbours. The built form of the shed is unconventional
in nature and does not typically resemble the domestic appearance of outbuildings in the
form of garages. Impacts to the immediate locality from a visual perspective must be taken
into consideration.
The shed construction is all steel and will be clad in sheet metal with colourbond finish in the
colour Monument (or similar). Stormwater will be collected in a rainwater tank and outflow
will be connected to the house stormwater that will go to the street. The shed is setback
1 metre from the western side boundary which allows for portions of the structure to be
screened by the neighbouring fence which is considered ideal.
The applicant was questioned as to why a skillion roof garage was the preferable choice. The
applicant clarified that there will be solar panels installed on the roof to allow approximate
generation of 10.4kw solar capacity and after 12 to 18 months of generation/usage
monitoring there will also be a battery(s) installed in the shed and possibly more panels on the
house roof as required.
An aerial assessment of the locality revealed that the adjoining dwelling to the west, located
at 5 North Parade, will be mostly affected by the proposed structure. The dwelling to the
north, 5/26 Scarborough Street, contains ancillary verandahs located across the rear boundary
which will screen views of the shed. The same applies for the dwelling to the west, 4 Gordon
Street, which contains ancillary structures along its eastern side boundary.
The shed will be directly adjacent to the private open space of 5 North Street, Somerton Park.
As this is the case the amenity of the back yard has the potential to be compromised given the
substantial height of the proposed garage over a considerable length. The visual impacts of a
skillion roof shed are considered to be greater than a domestic pitched and gable roof garage.
Conventional garages with pitched and gable roofs provide a form of articulation ‘breaking up’
the appearance of the structure and providing visual interest in the form of an angled pitched
roof leading from a vertical wall.
The western side of the proposed shed lacks any form of articulation and appears plain and
blunt in appearance. Furthermore the height of the tallest part of the garage, 4.1m, is not
considered appropriate and does not comply with PDC 17 of Residential Development
Garages, Carports and Outbuildings.
Conclusion
When assessed against the relevant provisions of the Development Plan and having regard to
the context of the locality and the nature of the proposed development, it is considered that
the proposal contains elements which do not comply with the policies of the Holdfast Bay
Development Plan. The overall built form of the garage and the visual impacts that will be
imposed on 5 North Street will be of a nature will which affect the amenity of the private open
space. A garage with a domestic design is deemed to be an appropriate built form for
construction within a residential area.
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5.4
ITEM NO:
REPORT NUMBER: 159/17
7.
RECOMMENDATION
1.
The proposed development is NOT seriously at variance with the policies in the
Development Plan.
2.
That Development Application 110/00255/17 be refused Development Approval for
the reason that it is contrary to general Section Design and Appearance Objective 1
and Principles 1 (a)(c) and 2 (a), Residential Development Principles 13 and 17 and
Residential Zone Principle 1. More specifically the application does not meet the
intent of the Development Plan in relation to:

The construction of domestic outbuildings;

Reducing visual impacts to adjoining properties;

Appropriate building height, mass and proportion;

Roof form and pitch of outbuildings that compliment the existing dwelling; and

Suitable wall heights of outbuildings.