1
ITEM NO: 6.10
REPORT NUMBER: 78/15
TO:
DEVELOPMENT ASSESSMENT PANEL
DATE:
25 MARCH 2015
SUBJECT:
DEVELOPMENT ASSESSMENT REPORT
AUTHOR:
CALLUM LITTLE
ATTACHMENTS:
1. LOCALITY PLAN
2. ELEVATION PLANS
3. SITE PLANS
4. OVERSHADOWING PLANS
5. LETTER IN SUPPORT OF THE APPLICATION
6. VARIED FENCE AND LANDSCAPING PLAN
HEARING OF REPRESENTORS
NOT APPLICABLE
HEARING OF APPLICANT
NOT APPLICABLE
DA NO.
APPLICANT
LOCATION
DEVELOPMENT PLAN
ZONE AND POLICY AREA
NATURE OF DEVELOPMENT:
PROPOSAL
:
:
:
:
:
EXISTING USE
REFERRALS
CATEGORY
REPRESENTATIONS
RECOMMENDATION
:
:
:
:
:
1.
:
110/00946/14
CITY OF HOLDFAST BAY
3C MARINE PARADE, SEACLIFF
CONSOLIDATED 18 DECEMBER 2014
RESIDENTIAL CHARACTER ZONE SEACLIFF POLICY AREA 12
MERIT
CONSTRUCTION OF A TWO STOREY DETACHED DWELLING WITH
ASSOCIATED PORTICO AND GARAGE LOCATED ON THE SOUTHERN
SIDE BOUNDARY AND SWIMMING POOL
VACANT RESIDENTIAL ALLOTMENT
NOT APPLICABLE
CATEGORY THREE
NIL
DEVELOPMENT PLAN CONSENT SUBJECT TO CONDITIONS
Site and Locality
The subject land is located to the west of Brighton Road in the suburb of Seacliff, the subject land is
legally identified as:

3c Marine Parade Seacliff
The subject land is rectangular and was created through the division of a larger allotment in 2014.
The subject land is the southernmost allotment of the three created. The subject land is rectangular
and has frontages to both Marine Parade and Myrtle Road. The subject land has a width of 12
metres, a depth of 52 metres and a total area of 625m2.
The subject land falls from east to west with a total difference of 1.8 metres from the highest to the
lowest portions of the land.
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ITEM NO: 6.10
REPORT NUMBER: 78/15
The subject land has been cleared of structures, however a masonry fence facing Marine Parade
remains.
Figure 1
View of the subject land looking east from Marine Parade
Figure 2
An aerial photograph of the land taken prior to demolition of the former dwelling and outbuildings
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ITEM NO: 6.10
REPORT NUMBER: 78/15
The Locality
The locality is characterised primarily by detached double storey dwellings and single storey detached
dwellings, other dwelling forms are present within the locality such as single storey residential flat
buildings. Dwelling styles within the locality are varied, with examples of modern architectural
designs and less modern dwellings.
The locality is substantially enhanced by Angus Neil Reserve directly to the west and the coastal
reserve further west again. The reserve is well maintained and coastal views are possible from
Marine Parade over low lying reserve furniture.
East of the subject land along Myrtle Parade the visual amenity of the locality becomes mixed. The
western edge of Myrtle Parade is dominated by substantial outbuildings and garages, the street
effectively acts as a laneway access to dwellings fronting Marine Parade. The eastern edge of Myrtle
Parade is characterised by single and double storey dwellings with floor levels generally elevated
above the street level.
The amenity of the locality is high, positive elements of the locality include open front yards, low
permeable fencing, the proximity to the coast and high quality views of the ocean and Angus Neil
reserve.
Figure 3
Dwelling directly to the north of the subject land facing Marine Parade
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Figure 4
Dwelling to the south fronting Myrtle Parade
Figure 5
Dwelling to the north fronting Marine Parade
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Figure 6
Dwelling directly adjacent to the north facing Myrtle Parade
Figure 7
Dwelling to the south facing Myrtle Parade
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Figure 8 Locality Plan
Reserve
Two Storey
Dwellings
Subject Land
Two Storey
Dwellings
2.
Proposed Development
The applicant seeks approval for the construction of:

A two storey detached dwelling with portico located on northern side boundary and garages
located on northern side and southern side boundaries and swimming pool
The applicant also proposes to construct a number of masonry boundary fences, low level (<1m high)
retaining walls and to plant extensive landscaping.
3.
Public Consultation
The proposed development underwent Category three public notification. No representations were
received.
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ITEM NO: 6.10
REPORT NUMBER: 78/15
4.
Development Plan Provisions
The proposed development is considered to meet the intent of the majority of relevant Objectives
and Principles of the Holdfast Bay (City) Development Plan. The following tables contain a detailed
assessment of the proposal against the provisions of the Development Plan:
HOLDFAST BAY (CITY) DEVELOPMENT PLAN – ASSESSMENT
HOLDFAST BAY (CITY) DEVELOPMENT PLAN – ASSESSMENT – RESIDENTIAL - COUNCIL WIDE – PRINCIPLES OF DEVELOPMENT
CONTROL
Building near Airports
1. The height and location of buildings and structures should not
adversely affect the long-term operational, safety, commercial
and military aviation requirements of airfields.
2. Buildings and structures that exceed the airport building
heights as shown on the Overlay Maps - Development
Constraints and that penetrate the obstacle limitation surfaces
(OLS) should not be developed unless a safety analysis
determines that the building/structure does not pose a hazard
to aircraft operations.
3. Development in the vicinity of airfields should not create a
risk to public safety, in particular through any of the following:
(a) lighting glare
(b) smoke, dust and exhaust emissions
(c) air turbulence
(d) storage of flammable liquids
(e) attraction of birds
(f) reflective surfaces (eg roofs of buildings, large windows)
(g) materials that affect aircraft navigational aids.
4. Outdoor lighting within 6 kilometres of an airport should be
designed so that it does not pose a hazard to aircraft
operations.
5. Development that is likely to increase the attraction of birds
should not be located within 3 kilometres of an airport used by
commercial aircraft. If located closer than 3 kilometres the
facility should incorporate bird control measures to minimise
the risk of bird strikes to aircraft.
6. Development within areas affected by aircraft noise should
be consistent with Australian Standard AS2021 - Acoustics Aircraft Noise Intrusion - Building Siting and Construction.
Coastal Areas
1. Development should be compatible with the coastal
environment in terms of built-form, appearance and
landscaping including the use of walls and low pitched roofs of
non-reflective texture and natural earth colours.
2. The coast should be protected from development that would
adversely affect the marine and onshore coastal environment,
whether by pollution, erosion, damage or depletion of physical
or biological resources, interference with natural coastal
processes or any other means.
3. Development should not be located in delicate or
environmentally-sensitive coastal features such as sand dunes,
cliff-tops, wetlands or substantially intact strata of native
vegetation.
4. Development should not be undertaken where it will create
or aggravate coastal erosion, or where it will require coast
protection works which cause or aggravate coastal erosion.
Complies
Complies
Complies
Complies
Complies
Complies
Complies.
Complies
Complies
Complies
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Coastal Areas (Cont)
5. Development should be designed so that solid/fluid wastes
and stormwater runoff is disposed of in a manner that will not
cause pollution or other detrimental impacts on the marine and
on-shore environment of coastal areas.
20. Development and its site should be protected against the
standard sea-flood risk level which is defined as the 1-in-100
year average return interval flood extreme sea level (tide,
stormwater and associated wave effects combined), plus an
allowance to accommodate land subsidence until the year 2100.
21. Development including associated roads and parking areas,
other than minor structures unlikely to be adversely affected by
flooding, should be protected from sea level rise by ensuring all
of the following apply:
(a) achieve (not less than those prescribed by the constraint)
the ‘Coastal Building and Site Levels (Australian Height Datum)’
shown on the Overlay Maps - Development Constraints,
including sill levels around underground car parking, cellars or
the like
(b) there are practical measures available to protect the
development against an additional sea Ievel rise of 0.7 metres,
plus an allowance to accommodate land subsidence until the
year 2100 at the site.
22. Buildings to be sited over tidal water or which are not
capable of being raised or protected by flood protection
measures in future, should have a floor level of at least 1.25
metres above the standard sea-flood risk level.
Crime Prevention
1. Development should be designed to maximise surveillance of
public spaces through the incorporation of clear lines of sight,
appropriate lighting and the use of visible permeable barriers
wherever practicable.
2. Buildings should be designed to overlook public and
communal streets and public open space to allow casual
surveillance.
3. Development should provide a robust environment that is
resistant to vandalism and graffiti.
7. Site planning, buildings, fences, landscaping and other
features should clearly differentiate public, communal and
private areas.
8. Buildings should be designed to minimise and discourage
access between roofs, balconies and windows of adjoining
dwellings.
Design and Appearance
1. The design of a building may be of a contemporary nature
and exhibit an innovative style provided the overall form is
sympathetic to the scale of development in the locality and with
the context of its setting with regard to shape, size, materials
and colour.
2. Buildings should be designed and sited to avoid creating
extensive areas of uninterrupted walling facing areas exposed
to public view.
3. Buildings should be designed to reduce their visual bulk and
provide visual interest through design elements such as:
(a) articulation
(b) colour and detailing
(c) small vertical and horizontal components
(d) design and placing of windows
(e) variations to facades.
Complies
Complies
Complies
Complies
Complies. The proposed dwelling includes expansive windows
and balconies facing Angus Neil reserve. The proposed design
maximises surveillance of the public space and will minimise
opportunities for antisocial behaviour through surveillance.
Complies
Complies
Complies
Complies
Generally Complies. The proposed dwelling has a contemporary
design and has a maximum height no greater than the two
proposed dwellings to the north and the existing two storey
dwelling to the north fronting Marine Parade.
Complies. The proposed dwelling includes a high degree of
articulation
Complies
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Design and Appearance
4. 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.
5. Building form should not unreasonably restrict existing views
available from neighbouring properties and public spaces.
7. The external walls and roofs of buildings should not
incorporate highly reflective materials which will result in glare
to neighbouring properties or drivers.
9. Building design should emphasise pedestrian entry points to
provide perceptible and direct access from public street
frontages and vehicle parking areas.
11. Buildings, landscaping, paving and signage should have a
coordinated appearance that maintains and enhances the visual
attractiveness of the locality.
12. Buildings (other than ancillary buildings or group dwellings)
should be designed so that their main façade faces the primary
street frontage of the land on which they are situated.
16. Balconies should:
(a) be integrated with the overall architectural form and detail
of the building
(b) be sited to face predominantly north, east or west to
provide solar access
(c) have a minimum area of 2 square metres.
17. The setback of development from public roads should:
(a) be similar to, or compatible with, setbacks of buildings on
adjoining land and other buildings in the locality
(b) contribute positively to the streetscape character of the
locality
(c) not result in or contribute to a detrimental impact upon the
function, appearance or character of the locality.
Energy Efficiency
1. Development should provide for efficient solar access to
buildings and open space all year around.
2. Buildings should be sited and designed:
(a) to ensure adequate natural light and winter sunlight is
available to the main activity areas of adjacent buildings
(b) so that open spaces associated with the main activity areas
face north for exposure to winter sun
(c) to promote energy conservation by maintaining adequate
access to winter sunlight to the main ground level of living areas
of existing dwellings on adjoining land.
3. Except for buildings that take advantage of coastal views,
development should promote the efficient consumption of
energy through the use of larger but appropriately shaded
windows on the north and east building surfaces and smaller
windows on the south and west building surfaces.
Does not Comply. The proposed dwelling includes walls with
heights up to 3.3 metres located on neighbouring boundaries.
While the heights proposed are substantial, the applicant has
advised that boundary walls have been designed in consultation
with affected neighbours.
Complies. The proposed dwelling will have a lesser visual impact
on views than the former dwelling that was located on the
subject land
Complies
Complies
Complies. Following discussions with the applicant significant
levels of landscaping were added to the plans in order to
minimise the visual impact of garaging on Myrtle Road. The
proposed landscaping fronting Marine Parade will also assist
with softening the building when viewed from the locality.
Complies
Complies
Complies
Complies
Complies. Shadow diagrams supplied by the applicant
demonstrated that overshadowing will not unreasonably impact
neighbouring dwellings.
Complies
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ITEM NO: 6.10
REPORT NUMBER: 78/15
4. Development should facilitate the efficient use of
photovoltaic cells and solar hot water systems by:
(a) taking into account overshadowing from neighbouring
buildings
(b) designing roof orientation and pitches to maximise exposure
to direct sunlight.
Hazards
1. Development should be excluded from areas that are
vulnerable to, and cannot be adequately and effectively
protected from, the risk of hazards.
4. Development should not occur on land where the risk of
flooding is likely to be harmful to safety or damage property.
5. Development should not be undertaken in areas liable to
inundation by tidal, drainage or flood waters unless the
development can achieve all of the following:
(a) it is developed with a public stormwater system capable of
catering for a 1-in-100 year average return interval flood event
(b) buildings are designed and constructed to prevent the entry
of floodwaters in a 1-in-100 year average return interval flood
event.
6. Development, including earthworks associated with
development, should not do any of the following:
(a) impede the flow of floodwaters through the land or other
surrounding land
(b) increase the potential hazard risk to public safety of persons
during a flood event
(c) aggravate the potential for erosion or siltation or lead to the
destruction of vegetation during a flood
(d) cause any adverse effect on the floodway function
(e) increase the risk of flooding of other land
(f) obstruct a watercourse.
Interface between Land Uses
2. Development should be sited and designed to minimise
negative impact on existing and potential future land uses
considered appropriate in the locality.
Landscaping, Fences and Walls
1. Development should incorporate open space and
landscaping and minimise hard paved surfaces in order to:
(a) complement built form and reduce the visual impact of
larger buildings (eg taller and broader plantings against taller
and bulkier building components)
(b) enhance the appearance of road frontages
(c) screen service yards, loading areas and outdoor storage
areas
(d) minimise maintenance and watering requirements
(e) enhance and define outdoor spaces, including car parking
areas
(f) maximise shade and shelter
(g) assist in climate control within and around buildings
(h) minimise heat absorption and reflection
(i) maintain privacy
(j) maximise stormwater re-use
(k) complement existing vegetation, including native vegetation
(l) contribute to the viability of ecosystems and species
(m) promote water and biodiversity conservation
(n) establish buffers to adjacent development and areas.
Complies
Complies
Complies
Complies. Council’s engineers confirmed that the subject land is
not susceptible to flooding. However Council’s engineers
recommended conditions are added to the approval specifying
stormwater disposal methods
Complies
Complies
Complies. The applicant has provided detailed landscaping
plans. The landscaping proposed will minimise the visual impact
of garaging facing Myrtle Parade and soften the façade of the
dwelling when viewed from Marine Parade.
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Landscaping, Fences and Walls (Cont)
2. Landscaping should:
(a) include mature vegetation, the planting of locally indigenous species
where appropriate and species tolerant of salt-laden winds near the
coast
(b) be oriented towards the street frontage
(c) result in the appropriate clearance from powerlines and other
infrastructure being maintained.
3. Landscaping should not:
(a) unreasonably restrict solar access to adjoining development
(b) cause damage to buildings, paths and other landscaping from root
invasion, soil disturbance or plant overcrowding
(c) introduce pest plants
(d) increase the risk of bushfire
(e) remove opportunities for passive surveillance
(f) increase leaf fall in watercourses
(g) increase the risk of weed invasion
(h) obscure driver sight lines
(i) create a hazard for train or tram drivers by obscuring sight lines at
crossovers.
4. Existing substantial vegetation should be retained and incorporated
within landscaping of new development where practicable.
5. Fences and walls, including retaining walls, should:
(a) not result in damage to neighbouring trees
(b) be compatible with the associated development and with existing
predominant, attractive fences and walls in the locality
(c) enable some visibility of buildings from and to the street to enhance
safety and allow casual surveillance
(d) incorporate articulation or other detailing where there is a large
expanse of wall facing the street
(e) assist in highlighting building entrances
(f) be sited and limited in height, to ensure adequate sight lines for
motorists and pedestrians especially on corner sites
(g) in the case of side and rear boundaries, be of sufficient height to
maintain privacy and/or security without adversely affecting the visual
amenity or access to sunlight of adjoining land
(h) be constructed of non-flammable materials.
6. Retaining walls should be constructed as a stepped series of low
walls, incorporate landscaping to soften the appearance of the retaining
wall and use locally indigenous plant species where possible.
7. Front fencing should be open in form to allow cross ventilation and
access to sunlight.
Orderly and Sustainable Development
1. Development should not prejudice the development of a zone for
its intended purpose.
7. Vacant or underutilised land should be developed in an efficient
and co-ordinated manner to not prejudice the orderly development of
adjacent land.
8. Development in localities having an inappropriate or unsatisfactory
layout, or unhealthy or obsolete development should improve or rectify
those conditions.
Complies
Complies
Not applicable.
Complies. The Grand Portico wall has a height in excess
of 3 metres. The visual bulk of the structure has been
reduced through the use of louvered screens.
Complies. The applicant has demonstrated that all
proposed retaining walls will not exceed 1 metre in
height.
Complies.
Complies
Complies. The subject land is currently undeveloped.
Complies. The proposed dwelling will have a lesser
visual impact than the former dwelling located on the
subject land.
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Orderly and Sustainable Development (Cont)
9. Development should be undertaken in accordance with the
following Structure Plan Map and Concept Plan Maps:
(a) Structure Plan Map HoB/1 - Holdfast Bay
(b) Structure Plan Map HoB/2 - Brighton and Hove District Centre
(c) Concept Plan Map HoB/1 - Jetty Road and Moseley Square
(d) Concept Plan Map HoB/2 - Car Parking Areas
(e) Concept Plan Map HoB/3 - Foreshore and Patawalonga
(f) Concept Plan Map HoB/4 - Buckle Street
(g) Concept Plan Map HoB/5 - Extent - Glenelg Foreshore and
Patawalonga Zone.
Residential Development
1. Residential allotments and sites should have the appropriate
orientation, area, configuration and dimensions to accommodate:
(a) the siting and construction of a dwelling and associated ancillary
outbuildings
(b) the provision of landscaping and private open space
(c) convenient and safe vehicle access and off street parking
(d) passive energy design.
5. Where a dwelling has direct frontage to a street the dwelling should
be designed to provide surveillance and address the street.
6. Entries to dwellings should be clearly visible from the streets that
they front to enable visitors to identify a specific dwelling easily.
9. The vertical distance between any lower floor of a building and the
natural ground level should not exceed 1.5 metres at any point to
minimise the depth of excavation and/or height of filling of land, as
illustrated by the figure below:
10. Development on sloping sites should be designed to reduce the bulk
and scale of the proposed development and where possible include a
split level design that follows the fall of the land.
11. The design and location of buildings should ensure that direct
winter sunlight is available to adjacent dwellings, with particular
consideration given to:
(a) windows of habitable rooms (all rooms excluding bathrooms,
laundries and hallways), particularly living areas
(b) ground-level private open space
(c) upper-level private balconies that provide the primary open space
area for any dwelling
(d) access to solar energy.
12. Development should ensure that north-facing windows to habitable
rooms (all rooms excluding bathrooms, laundries and hallways) 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 5 pm on the 21 June.
13. Development should ensure that ground-level open space of
existing buildings receives direct sunlight for a minimum of two hours
between 9 am and 3 pm on 21 June to at least the smaller of the
following:
(a) half of the existing ground-level open space
(b) 35 square metres of the existing ground-level open space (with at
least one of the area’s dimensions measuring 2.5 metres).
Development should not increase the overshadowed area by more than
20 per cent in cases where overshadowing already exceeds these
requirements.
14. Garages, carports and outbuildings should have a roof form and
pitch, building materials and detailing that complement the associated
dwelling.
Complies
Complies
Complies
Complies
Complies
Complies. The articulated façade of the dwelling will
reduce its visual impact
Complies. The applicant supplied overshadowing
diagrams which demonstrate that the proposed dwelling
will not have an unreasonable impact on adjoining
dwellings.
Complies
Complies
Complies. The proposed dwelling has been designed to
minimise the visual impact of garaging on Marine
Parade. By locating the garage facing Myrtle Parade, the
visual impact of garaging when the dwelling is viewed
from Angas Neil Reserve is minimised.
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Residential Development (Cont)
15. Garages and carports facing the street should not dominate the
Complies. A detailed landscaping plan has been supplied
streetscape and should be designed in accordance with the following:
in support of the application. The plan has been
(a) have a maximum total width of garage or carport openings of 6
designed to minimise the visual impact of garaging on
metres or 50 per cent of the dwelling frontage width, whichever is the
Myrtle Parade.
lesser
(b) be located at least 0.5 metres behind the main face of the associated
dwelling
(c) where it is in the form of an enclosed double carport or garage, be
setback at least 8 metres from the primary road frontage and
incorporate one of the following:
(i) two individual doors with a distance of not less than 300 millimetres
between them
(ii) double tilt-up doors with moulded door panels having a maximum
width of no more than 5 metres
(d) be constructed of materials that integrate with those of the
associated dwelling, or pre-coloured treated metal.
17. Residential outbuildings, including garages and sheds, should not be Complies
constructed unless in association with an existing dwelling.
18. Garages, carports and outbuildings should be designed within the following parameters:
Total floor area (maximum)
Complies
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
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
Does not comply. The proposed garage has a wall height
of 3.7 metres. The applicant proposes to plant extensive
landscaping to minimise the visual impact of the
structure.
Does not comply. The proposed dwelling includes a
boundary wall with a total length of 19 metres. The
applicant advised that the wall was designed in
consultation with the affected neighbour. Further the
wall adjoins the neighbour’s driveway and not a private
open space area.
Maximum height
4.5 metres
Complies
Setback from any existing structure on the site located on the same
boundary
Complies. Is not located in close proximity to any
structures on the neighbouring property.
On side or rear boundary
6 metres
19. An outbuilding should not reduce the area of useable private open
space by less than 80 per cent of that required by the relevant zone,
policy area or precinct.
Complies
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ITEM NO: 6.10
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20. Dwellings should be set back from allotment or site boundaries to:
(a) contribute to the desired character of the area
(b) provide adequate visual privacy by separating habitable rooms (all
rooms excluding bathrooms, laundries and hallways) from pedestrian
and vehicle movement.
21. Except where specified in a particular zone, policy area or precinct
or Residential High Density Zone, the main face of a building should be
set back from the primary road frontage in accordance with the
following table:
Setback difference between
buildings on adjacent allotments
with frontage to the same
primary street
Up to 2 metres
Complies
Complies. The front wall of the proposed dwelling is
located no closer to Marine Parade than the adjoining
dwelling. Also the front balcony is located no closer to
Marine Parade than adjoining dwellings balconies.
Setback of new building
The same setback as one of the
adjacent buildings, as illustrated
below:
At least the average setback of
the adjacent buildings.
23. Residential development (other than where located on a boundary)
should be setback from side and rear boundaries in accordance with the
following parameters:
Parameter
Value
The front setback of the proposed dwelling has been
designed in concert with the two dwellings currently
under assessment located on adjoining allotments
directly to the south.
Greater than 2 metres
Side walls with a height up to (and
including) 3 metres at any point
above the natural ground level.
1 metre
Side walls with a height exceeding
3 metres and up to (and including)
6 metres at any point above the
natural ground.
1.5 metres plus an additional
500mm for every metre in height
above 4 metres.
Side walls greater than 6 metres
at any point above the natural
ground level
2.5 metres plus the increase in
wall height above 6 metres
Rear boundary setback for single
storey buildings with a wall height
3 metres or less above natural
ground level
Rear boundary setback for a
building of two or more storeys
with a wall height more than 3
metres above natural ground level
Generally complies.
The ground floor of the proposed dwelling is located 1
metre from the northern and southern side boundaries.
The upper level is setback 2.5 metres from the southern
boundary however elements of the upper level do
extend to within 1 metre of the side boundary. These
encroachments into the minimum 2.5 metre upper level
setback represent only a small portion of the upper level
wall (30%). The encroachments into the 2.5 metres
setback will also provide a degree of articulation.
The upper level is setback 2.5 metres from the northern
boundary.
4 metres
6 metres
25. Side boundary walls in residential areas should be limited in length
and height to:
(a) minimise their visual impact on adjoining properties
(b) minimise the overshadowing of adjoining properties
Does not comply. The applicant has advised that the
fencing and boundary structures have been designed to
maximise the privacy of occupants of the proposed
dwelling as well as the privacy of neighbours. The
application underwent category 3 notification and
received no representations in opposition.
High boundary walls associated with the proposed
dwelling generally adjoin the driveway of the
neighbouring property to the south.
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ITEM NO: 6.10
REPORT NUMBER: 78/15
26. Walls associated with a dwelling located on a side boundary should
be designed in accordance with the following parameters:
(a) a height not exceeding 3 metres above natural ground level
(b) a length not exceeding 8 metres
(c) the wall, when its length is added to the length of any other relevant
walls or structures located on that boundary:
(i) will not result in all such relevant walls and structures exceeding a
length equal to 45 per cent of the length of the boundary
(ii) will not be within 3 metres of any other relevant wall or structure
located along the boundary, except where the side wall is located
immediately abutting the wall of an existing or simultaneously
constructed building on the adjoining site and is constructed to the
same or to a lesser length and height.
27. Walls with a height of up to (and including) 3 metres above natural
ground level (excluding veranda, porch and balcony structures) should
be setback 2 metres from the secondary street frontage
28. Walls with a height of more than 3 metres above natural ground
level (excluding verandah, porch and balcony structures) should be
setback 4 metres from the secondary street frontage.
29. Carports and garages should be set back from road and building
frontages so as to:
(a) contribute to the desired character of the area
(b) not adversely impact on the safety of road users
(c) provide safe entry and exit
(d) not dominate the appearance of dwellings from the street
30. 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
31. Site coverage should be limited to ensure sufficient space is
provided for:
(a) vehicle parking
(b) domestic storage
(c) outdoor clothes drying
(d) a rainwater tank
(e) private open space and landscaping
(f) front, side and rear boundary setbacks that contribute to the desired
character of the area
(g) convenient storage of household waste and recycling receptacles
104. Private open space should, where possible:
(a) achieve comfortable year-round use by having a northerly aspect;
(b) not be significantly shaded by the associated dwelling or adjacent
development during winter; and
(c) be shaded in summer.
33. Private open space (land available for exclusive use by residents of
each dwelling) should be provided for each dwelling (including a
dwelling within a residential flat building) and should be sited and
designed:
(a) to be accessed directly from the internal living areas of the dwelling
(b) generally at ground level to the side or rear of a dwelling and
screened for privacy
(c) to take advantage of but not adversely affect natural features of the
site
Does not comply. See response to 25 above.
Not applicable
Complies
Generally complies. The visual impact of the proposed
garage will be reduced as a result of extensive
landscaping and setbacks.
Complies. The proposed dwelling has a maximum site
coverage of 49%
Complies
Complies
Complies. Each area of private open space has been
designed to maximise solar access, coastal views and
privacy.
16
ITEM NO: 6.10
REPORT NUMBER: 78/15
(d) to minimise overlooking from adjacent buildings
(e) to achieve separation from bedroom windows on adjoining sites
(f) to have a northerly aspect to provide for comfortable year-round use
(g) to not be significantly shaded during winter by the associated
dwelling or adjacent development
(h) to be shaded in summer.
34. Dwellings should have associated private open space of sufficient
area and shape to be functional, taking into consideration the location
of the dwelling, and the dimension and gradient of the site.
35. Dwellings and residential flat buildings at ground level should
include private open space that conforms to the requirements
identified in the following table:
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.
Site area of dwelling - Less than 250 square metres.
Minimum area of private open space - 35 square metres.
Provisions
Balconies, roof patios and the like can comprise part of this area
provided the area of each is 8 square metres or greater.
One part of the space is directly accessible from a kitchen, lounge room,
dining room or living room (excluding a bedroom) and has an area of 16
square metres with a minimum dimension of 4 metres and a maximum
gradient of 1-in-10.
36. Private open space should not include driveways, front yards
(except where it is a group dwelling that has no frontage to a public
road and the private open space is screened from adjacent dwellings),
effluent drainage areas, rubbish bin storage, sites for rainwater tanks
and other utility areas and common areas such as parking areas and
communal open space in residential flat buildings and group dwellings,
and should have a minimum dimension of:
(a) 2.5 metres for ground level or roof-top private open space
(b) 2 metres for upper level balconies or terraces.
37. Balconies should make a positive contribution to the internal and
external amenity of residential buildings and should be sited adjacent to
the main living areas, such as the living room, dining room or kitchen, to
extend the dwelling’s living space.
40. Development should protect privacy by minimising direct
overlooking from upper level windows and external balconies, terraces
and decks to habitable room (all rooms excluding bathrooms, laundries
and hallways) windows and useable private open spaces of other
dwellings.
Complies
Complies. The total area of private open space provided
2
is 253m , which equals 40% of the total site area. The
private open space areas have been designed to
maximise views, casual surveillance and solar access.
Complies
Complies. The balconies and terraces at the front of the
building provide visual relief from the upper level.
Complies. North and south facing upper level windows
are all high level and will not provide views into the
yards of adjoining properties. It is recommended that a
condition requiring screening of the pantry facing east is
added to the approval.
17
ITEM NO: 6.10
REPORT NUMBER: 78/15
41. Where development is greater than single storey:
(a) any upper storey window that directly overlooks the private open
space of an adjoining residential property that is within 30 metres from
the vertical centre line of the overlooking window and beyond a 45
degree angle from the plane of the wall containing the overlooking
window (as illustrated by the figure below) should be glazed in fixed
obscure glass or have window sills a minimum of 1.7 metres above the
upper floor level:
(b) any upper storey window that directly overlooks habitable rooms
(all rooms excluding bathrooms, laundries and hallways) of residential
buildings that are within 15 metres from the vertical centre line of the
overlooking window and beyond a 45 degree angle from the plane of
the wall containing the overlooking window (as illustrated by the figure
below) should be glazed in fixed obscure glass or have window sills a
minimum of 1.7 metres above the upper floor level:
(c) any upper storey balcony should be located and/or designed to
avoid directly overlooking the private open space of adjoining
residential properties and into habitable rooms (all rooms excluding
bathrooms, laundries and hallways) of other dwellings.
42. Permanently fixed external screening devices should be designed
and coloured to blend with the associated building’s external material
and finishes.
4. Noise generated by fixed noise sources such as air conditioning
units and pool pumps should be located, designed and attenuated to
avoid causing potential noise nuisance to adjoining landowners and
occupiers.
48. Driveway crossovers should be:
(a) single width and appropriately separated, to preserve and enhance
street character, and facilitate opportunities for landscaping, fencing
and street tree planting
(b) minimised in number so as to optimise the provision of on-street
visitor parking
(c) placed to avoid relocation of street trees, utility and infrastructure
inspection points, poles and equipment
(d) a maximum of 30 per cent of the frontage of the site (except in
Institution Policy Area 4, South West Policy Area 7 and Seacliff Policy
Area 12)
(e) located a minimum of 1 metre from property boundaries, existing
street trees, stormwater side entry pits and above ground utility and
infrastructure equipment and poles. Where trees or infrastructure
require deviation in the crossover, the maximum deviation between the
garage/carport and the crossover at the boundary is 20 degrees, as
illustrated in the following figure:
49. Paving and driveway surfaces should not constitute more than 50
percent of the area between the front property boundary and the
forward most building alignment of a dwelling.
50. On-site parking should be provided having regard to:
(a) the number, nature and size of proposed dwellings
(b) proximity to centre facilities, public and community transport within
walking distance of the dwellings
(c) the anticipated mobility and transport requirements of the likely
occupants, particularly groups such as aged persons
(d) availability of on-street car parking
(e) any loss of on-street parking arising from the development (e.g. an
increase in number of driveway crossovers)
Complies. Subject to condition requiring screening east
facing upper level pantry window.
Not applicable
Complies
Complies. The proposed crossovers have been designed
in consultation with Councils infrastructure engineers.
Complies
Complies
18
ITEM NO: 6.10
REPORT NUMBER: 78/15
Siting and Visibility
1. Development should be sited and designed to minimise its visual
impact on:
(a) the natural, rural or heritage character of the area
(b) areas of high visual or scenic value, particularly rural and coastal
areas
(c) views from the coast, near-shore waters, public reserves, tourist
routes and walking trails
(d) the amenity of public beaches.
4. Buildings and structures should be designed to minimise their visual
impact in the landscape, in particular:
(a) the profile of buildings should be low and the rooflines should
complement the natural form of the land
(b) the mass of buildings should be minimised by variations in wall and
roof lines and by floor plans which complement the contours of the
land
(c) large eaves, verandas and pergolas should be incorporated into
designs so as to create shadowed areas that reduce the bulky
appearance of buildings.
5. The nature of external surface materials of buildings should not
detract from the visual character and amenity of the landscape.
8. Development should be screened through the establishment of
landscaping using locally indigenous plant species:
(a) around buildings and earthworks to provide a visual screen as well
as shade in summer, and protection from prevailing winds
(b) along allotment boundaries to provide permanent screening of
buildings and structures when viewed from adjoining properties and
public roads
(c) along the verges of new roads and access tracks to provide screening
and minimise erosion.
Transport and Access
10. Driveway cross-overs affecting pedestrian footpaths should
maintain the level of the footpath.
22. Development should have direct access from an all weather public
road.
23. Development should be provided with safe and convenient access
which:
(a) avoids unreasonable interference with the flow of traffic on
adjoining roads
(b) provides appropriate separation distances from existing roads or
level crossings
(c) accommodates the type and volume of traffic likely to be generated
by the development or land use and minimises induced traffic through
over-provision
(d) is sited and designed to minimise any adverse impacts on the
occupants of and visitors to neighbouring properties
29. Driveways, access tracks and parking areas should be designed and
constructed to:
(a) follow the natural contours of the land
(b) minimise excavation and/or fill
(c) minimise the potential for erosion from run-off
(d) avoid the removal of existing vegetation
(e) be consistent with Australian Standard AS 2890 Parking facilities.
Complies. The applicant supplied plans with an overlay
of the former dwelling compared to the proposed
dwelling. The overlay demonstrates that the proposed
dwelling will have a lesser visual impact on the locality
that the dwelling that was previously located on the
land.
Complies. The proposed dwelling has been designed to
minimise the visual impact of the upper level by:

Stepping the upper level in from each side
boundary; and

Including large balconies and verandahs.
Complies
Complies. The applicant is proposing to plant extensive
landscaping and has provided a detailed landscaping
plan.
Complies
Complies
Complies
Complies
19
ITEM NO: 6.10
REPORT NUMBER: 78/15
Transport and Access (Cont)
33. Development should provide off-street vehicle parking and
specifically marked disabled car parking places to meet anticipated
demand in accordance with zone requirements or, if not specified by
the zone, Table HoB/1 - Off Street Vehicle Parking Requirements (with
resultant numerical figure rounded to the nearest whole number)
unless all the following conditions are met:
(a) the site is located within the Glenelg Policy Area 2
(b) an agreement is reached between the Council and the applicant for
a reduced number of parking spaces
(c) a financial contribution is paid into the Council Car Parking Fund
specified by the Council, in accordance with the gazetted rate per car
park.
36. Vehicle parking areas should be designed to reduce opportunities
for crime by:
(a) maximising the potential for passive surveillance by ensuring they
can be overlooked from nearby buildings and roads
(b) incorporating walls and landscaping that do not obscure vehicles or
provide potential hiding places
(c) being appropriately lit
(d) having clearly visible walkways.
39. Parking areas should be sealed or paved in order to minimise dust
and mud nuisance.
40. To assist with stormwater detention and reduce heat loads in
summer, vehicle parking areas should include soft (living) landscaping.
Complies
Complies
Complies
Complies
HOLDFAST BAY (CITY) DEVELOPMENT – ASSESSMENT – RESIDENTIAL ZONE AND POLICY AREAS– OBJECTIVES AND
PRINCIPLES OF DEVELOPMENT CONTROL
RESIDENTIAL CHARACTER ZONE
Objectives
1. A residential zone primarily accommodating single storey
detached dwellings on individual allotments, while providing
opportunities for compatible infill development, and the
preservation of the existing development patterns and built
form.
2. Development that is designed to reflect the traditional
character elements of the area, particularly as presented to the
streetscape
3. Development that contributes to the desired character of the
zone.
Desired Character
Development in the zone also displays and will continue to
display mature landscaping and biodiversity.
Development will contribute to the character of the zone
through the retention, conservation and enhancement of the
existing desirable features as articulated in the various policy
areas. Residential development and its landscaping will
dominate and be consistent with and contribute to the
character of the policy area in which it is located.
Development should retain existing older style dwellings of
attractive appearance and sound condition which are consistent
with the desired character of the policy area.
Complies. the built form is compatible with numerous other
dwellings within the locality
Complies. The proposed dwelling is of a similar scale, and
design to numerous other dwellings within the locality and is
of a lesser scale to the dwelling to the north and dwellings
fronting Myrtle Parade.
Complies.
Complies. The proposed dwelling includes substantial
landscaped areas.
20
ITEM NO: 6.10
REPORT NUMBER: 78/15
RESIDENTIAL CHARACTER 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
 open space
 primary and secondary school
 recreation area
 supported accommodation.
2. Development listed as non-complying is generally
inappropriate.
4. The use and placement of outbuildings should be ancillary to
and in association with a dwelling or dwellings.
5. Development should not be undertaken unless it is consistent
with the desired character for the zone.
6. Development should preserve and enhance streetscapes
within the zone by:
(a) the incorporation of fences and gates in keeping with the
height, scale and type of fences in the locality
(b) limiting the number of driveway crossovers
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.
Complies
Complies
Complies
Complies. The proposed dwelling includes low front fences. By
constructing garaging to the rear, the streetscape of Marine
Parade will be maintained and enhanced.
Complies. The proposed dwelling is of a similar scale and
design to other dwellings within the locality.
21
ITEM NO: 6.10
REPORT NUMBER: 78/15
SEACLIFF POLICY AREA 12
Objectives
1. Development that contributes to the desired character of the
policy area.
Desired Character
Further infill development will be limited in response to the
constraints of the existing road and stormwater infrastructure,
and the need to preserve public coastal views and open space.
Development will reinforce the existing historic street pattern,
urban form and have regard to the slope of the land. With
respect to the sloping topography of the policy area, buildings
will be designed and sited to limit extensive cut and fill and be
sited (and of a form and scale) to protect significant views and
vistas. Development will also include landscape buffers and
noise attenuation features for development on sites that abut
the railway line.
Development will incorporate side, front and rear building
setbacks that provide landscaping opportunities, on-site
stormwater retention/detention, complement the predominant
setbacks within the locality and limit overlooking into
neighbouring property. Notwithstanding, development may
achieve coastal views through the utilisation of the sloping
topography and may require horizontal views over (but not
necessarily into) lower sites. Likewise, site topography may
allow for overlooking into neighbouring properties more than
normally tolerated in other zones and policy areas.
Principles of Development Control
1. The following forms of development are envisaged in the
policy area:
 domestic outbuilding in association with a dwelling
 domestic structure
 dwelling
 dwelling addition
 residential flat building.
2. Development should not be undertaken unless it is consistent
with the desired character for the policy area.
3. Development on the western side of Marine Parade and
south of Wheatland Street should preserve the existing land
form of the coastal cliffs through design that relates to the slope
of the land.
4. Development to the west of Marine Parade and south of
Wheatland Street should incorporate stormwater disposal
systems for roofed and paved areas that will ensure there is no
soil erosion on the cliff face.
5. Development should be limited to single storey and in any
case the vertical wall height at any point, excluding gables,
should not exceed 3.5 metres above natural ground level.
6. Two storey development should only occur where the second
storey is incorporated within the roof space and the floor area
of the second storey does not exceed 40 per cent of the ground
floor footprint of the dwelling and attached garage and/or
carport.
12. Development should not incorporate the establishment of
undercroft areas for the garaging of vehicles.
Complies
Complies. The proposed dwelling is located on an allotment
that was created in late 2014.
The allotment widths and dimensions comply with relevant
PDC’s.
The floor levels proposed match the levels of the former
dwelling located on the land.
The overlay provided by the applicant demonstrates that the
proposed dwelling will have a lesser visual impact on the
locality than the former dwelling located on the land.
Complies.
Complies
Complies. The applicant is proposing minimal earthworks.
Complies
Partially Complies. The upper level walls are articulated and no
wall exceeds 3.5 metres in height.
Does not comply. The upper level of the dwelling is 60% of the
area of the lower built form area. The two storey element of
the dwelling is not considered unreasonable as:

The locality is characterised by two storey dwellings;

The dwelling provides a substantial area of private
open space (40%);

The dwelling will have a lesser visual impact on the
locality than the former dwelling located on the
land.
Complies.
22
ITEM NO: 6.10
REPORT NUMBER: 78/15
5.
Summary of Assessment
Land Use
The applicant is proposing to construct a two storey detached dwelling with garaging and a
swimming pool. Detached dwellings are specifically supported within the zone.
Appearance
The proposed dwelling has been designed to minimise its visual impact on the locality and to
maintain the existing contours of the land. The applicant supplied detailed streetscape drawings and
drawings showing an overlay of the proposed dwelling compared to the former dwelling located on
the land.
The streetscape and perspective drawings demonstrate that the proposed dwelling will have a lesser
visual impact than the former dwelling located on the land. The locality drawings further
demonstrate that the proposed dwelling is of a similar or lesser scale to numerous other dwellings
within the locality.
While the proposed dwelling does not technically comply with Seacliff Policy Area Principles of
Development Control 5 and 6, the dwelling is consistent with the desired character statement which
seeks development that:
Reinforces the historic streetscape pattern;
Has regard to the topography of the land; and
Complements predominant setbacks within the locality.
Further the two storey nature of the proposed dwelling is not considered unreasonable as:

The locality is characterised by more dominant two storey development;

The proposed dwelling replaces a two storey dwelling that had a greater visual impact on the
locality;

The proposed dwelling generally complies with upper level setback provisions;

The proposed dwelling will not unreasonably overshadow adjoining dwellings; and

The subject land is relatively narrow, which constrains the width of the two storey element of
the dwelling.
Garaging
The applicant has attempted to minimise the visual impact of garaging on Marine Parade. Having
garaging face Myrtle Parade will improve the façade of the dwelling and improve the outlook of the
locality from Angus Neil Reserve. Numerous dwellings facing Marine Parade include garages that face
Myrtle Parade.
23
ITEM NO: 6.10
REPORT NUMBER: 78/15
The following are examples of garaging facing Myrtle Parade:
Figure 9
Existing garaging facing Myrtle Parade
Figure 10
Existing garaging and fencing facing Myrtle Parade
24
ITEM NO: 6.10
REPORT NUMBER: 78/15
Figure 11
Existing garaging and fencing facing Myrtle Parade
Each of the garages shown in figures 8-10 has a setback of 2 metres or less, the proposed garage has
a setback of 6 metres.
While the proposed garage exceeds the maximum height the variance is not considered
unreasonable as:

The applicant has provided a detailed landscaping plan that softens the appearance of the
garage;

The garage faces the rear boundary of the property, which is used for access in a similar way
by many neighbouring dwellings;

The garage is replacing a similar structure that was located closer to the rear boundary;

Each directly adjoining neighbour supports the garage location; and

The garage provides safe and convenient access.
Landscaping
In order to minimise the visual impact of garaging on Myrtle Parade the applicant prepared a
detailed landscaping plan. The plan shows dense plantings that act to soften the appearance of the
garage and beautify the Myrtle Parade streetscape.
Landscaping is also proposed fronting Marine Parade. Overall the landscaping proposed will improve
and soften the appearance of the dwelling when viewed from the locality.
Fencing and Walls
The applicant proposes to construct several side fences and walls with heights in excess of 3 metres.
The applicant advised that all affected neighbours consented to the proposed fences and boundary
walls. Further the application underwent Category 3 public notification and no neighbours expressed
any concerns with the design. All high fences are proposed to be located on internal side boundaries
and will not be visible from either Marine Parade or Myrtle Parade.
Further to the north the proposed boundary walls adjoin the neighbours service yard and driveway.
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ITEM NO: 6.10
REPORT NUMBER: 78/15
Overlooking
In order to ensure that overlooking into the private open space of adjacent dwellings is minimised a
condition requiring obscure glazing of the east facing upper level pantry window is recommended.
Conclusion
The proposed dwelling complies with all relevant Development Plan provisions relating to car
parking, private open space, overshadowing, landscaping and fencing.
Elements of non-compliance include the design of the upper level (not being within the roof space),
the height of the garage and the percentage of the dwelling comprising the upper level.
The applicant has taken great care to minimise the visual impact of the upper level of the dwelling.
The upper level of the dwelling as designed will have a lesser visual impact on the locality than the
former dwelling located on the land. The dwelling is significantly articulated and will appear as single
storey when viewed from Myrtle Parade.
The applicant has consulted with other residents within the locality regarding fencing and boundary
construction. Adjoining neighbours have agreed to the proposed boundary walls and support the
proposed setbacks. Neighbours consent has been confirmed through Category 3 public consultation
and changes to the northern boundary wall during the assessment process.
While the proposed dwelling exceeds the maximum permissible area of upper level space this is
offset by having a relatively small ground floor area exceeding the required area of private open
space by 100%.
The application warrants Development Plan Consent.
6.
RECOMMENDATION
Following a detailed assessment of the proposal against the provisions of the Holdfast Bay (City)
Development Plan, and consideration of referrals advice and representations, the application is
considered to be reasonably consistent with the relevant provisions of the Development Plan and
that the Development Assessment Panel grants Development Plan Consent, to Development
Application 110/00946/14, subject to the following conditions:
1.
That the design and siting of all buildings and structures and site works shall be as shown on
the plans submitted to and approved by Council unless varied by any subsequent conditions
imposed herein.
2.
That the finished level of the crossover at the property boundary shall be a minimum of
75mm above the top of kerb in accordance with AS2890.1, and the maximum gradient of the
driveway shall not be greater than 5% across the footpath, with the invert profile
conforming to AS2876.
26
ITEM NO: 6.10
REPORT NUMBER: 78/15
Furthermore, the footpaths on either side shall be graded to the driveway preventing
tripping hazards at this junction, without any steep grades along the footpath.
The provision for vehicle crossovers and inverts, and reinstatements of existing crossovers
not required by the development, be constructed at the owner’s expense.
3.
That stormwater from each dwelling shall be collected and connected to a 1000 litre
(minimum) rainwater tank with a sealed system over flow connection to the street water
table. Final details of the location and size of the tank(s) shall be submitted to Council for
approval prior to the issue of full Development Approval. Furthermore, all stormwater from
the dwelling and the site shall be collected and disposed of in a manner that does not
adversely affect any properties adjoining the site or the stability of any building on adjacent
sites.
NOTE: Stormwater shall not be disposed of over a vehicle crossing place and any connection
to the street water table, including remedial works to footpaths, verges or other Council
infrastructure, is subject to any necessary approvals from Council and will be at the
applicant's cost.
4.
That the premises shall be maintained, kept tidy, free of graffiti and in good repair and
condition to the reasonable satisfaction of Council at all times.
5.
That construction shall take place between 7am and 7pm Monday to Saturday and not on
Sundays or public holidays. All such work shall be undertaken in such a manner so as not to,
in the reasonable opinion of Council, cause any nuisance or annoyance to any of the
occupiers of buildings within the locality. Any work outside of these hours requires the
written approval of Council.
6.
That the premises shall not be used, directly or indirectly, for the purpose now approved
until all work has been completed in accordance with the plan approved and the conditions
of consent have been complied with, except those conditions that continue to apply.
7.
That landscaping shall comprise where practicable, trees and shrubs that are indigenous to
the local area and are semi mature or of fast growing tubestock. All such landscaping shall
be established within 3 months of substantial completion of the development and any such
vegetation shall be replaced if and when it dies or becomes seriously diseased.
Note:
Should guidance be required with respect to making a selection of suitable indigenous native
vegetation, please refer to http://www.holdfast.sa.gov.au/site/page.cfm?u=867 located on
City of Holdfast Bay website.
8.
That any front fencing shall either be a low front fence, or if higher than 1.2 metres, a grille
type fence be provided along the front property boundary other than for driveway. Where
the subject land is located on a corner allotment, fencing shall not exceed one metre in
height within six (6) metres of the intersection of two boundaries of land where those
boundaries both face a road.
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ITEM NO: 6.10
REPORT NUMBER: 78/15
9.
Any change in levels along external site boundaries of 200mm or more shall be retained to
suitable engineering standards and any fencing shall be erected on top of such retaining
walls. Construction of all retaining walls shall be undertaken and completed prior to the
commencement of construction of the dwelling(s) herein approved.
10.
That dust emissions from the site shall be controlled by a dust suppressant or by watering
(subject to any relevant water restrictions) regularly to the reasonable satisfaction of
Council.
11.
That the builder shall at all times provide and maintain a waste receptacle to the reasonable
satisfaction of Council on the site in which and at all times all builder’s waste shall be
contained for the duration of the construction period and the receptacle shall be emptied as
required.
12.
That all hard building materials, waste and litter on site be stored in a manner that secures it
on site during the construction works.
13.
That no solid or liquid trade wastes be discharged to the stormwater system.
14.
The upper level east facing windows pantry window shall have minimum window sill heights
of 1.7 metres above finished floor level, or any glass below 1.7 metres shall be manufactured
obscure glass and fixed shut or as otherwise approved by Council. Further details of this
requirement shall be provided at Building Rules Assessment stage.
15.
Details of a stormwater system which includes erosion control measures to ensure Council’s
street infrastructure located on Marine Parade is not damaged is to be provided prior to
Building Rules Consent to the satisfaction of Council.
16.
All storm water is to be piped to street in PVC pipe and were insufficient depth in footpath
or verge galvanised top hats to be used.
17.
Where the proposed driveway meets Myrtle Parade rollover type kerbing is required.
Rollover kerbing is to be constructed in accordance with Council’s specification.
18.
The fence located on the southern boundary located between the garage and Myrtle Parade
shall be constructed in accordance with the amended plan dated 5 March.
19.
Landscaping adjacent the fence located on the southern boundary located between the
garage and Myrtle Parade shall be planted in accordance with the amended plan dated
5 March.