1
AUBURN COUNCIL
November 21, 2007
To the Ordinary Meeting of Council
Director's Report
Planning and Environment
Department
1
Late Item - Resubmitted Report - 13-15 Marion Street, Auburn
DA573/2004/B
GF:TK
SUMMARY
This matter was deferred from final consideration at the Council’s meeting of 7th
November 2007 (Refer Minute 360/07) pending an inspection of the property.
The inspection has been arranged for Wednesday 21st November 2007, and accordingly
the matter is re-submitted for consideration.
Applicant
Owner
Application No.
Description of Land
Proposed Development
Site Area
Zoning
Issues
Joey Construction
Joey Construction
DA-573/2004/B
Lot 8 Sec 13 DP 1389, Lot 200 DP 1107500, 13-15 Marion
Street, AUBURN
Section 96(1A) application to remove louvres and screening to
windows of residential flat building and install two (2)
maintenance hatches to balconies on Level 03
1226.57m²
2(c) Residential (Res. Flat Buildings)
Streetscape
Privacy
Resident Objections
Nominated by Councillor to be determined by Council
RECOMMENDATION
1.
That Development Application No. DA-573/2004/B for Section 96(1A)
application to remove louvres and screening to windows and construct two (2)
maintenance hatches to Level 03 of residential flat building on land at 13-15
Marion Street, AUBURN be referred to the General Manager for determination
having regard to the matters for consideration detailed in Section 80 of the
Environmental Planning and Assessment Act 1979 (as amended) and other
relevant issues with an indication that based on the information available to it,
Council favours approval of the application subject to appropriate conditions.
2.
That the General Manager be authorised to determine any application for
minor modifications to the approved plans or consent conditions.
REPORT
The subject Section 96 (1A) application to modify consent was lodged on 21 May 2007. A
detailed assessment of the proposal revealed that insufficient information had been
submitted for assessment in support of the proposed modification. Following several
written requests by Council officers, the required details were submitted to Council and
now form the subject of this assessment report.
November 21, 2007
To the Ordinary Meeting of Council
2
Director's Report
Planning and Environment
Department
13-15 Marion Street, Auburn (Cont’d)
History
Development Application No. 573/04 for demolition of existing site improvements and
construction of a 4 storey residential flat building comprising 18 dwelling units over
basement carpark was lodged with Council on 30 December 2004. The application was
approved by Council at its meeting of 7 December 2005.
A Section 96(1A) application (DA-573/2004/A) was lodged on 8 August 2006 to amend
the approved residential flat building by internal alterations to flip over Units 2, 6 and 11 to
allow lift access, change from curved wall to straight wall on external façade, reallocation
of two adaptable units to Level 02, modification of the driveway to the basement car park
and modification of parking layout. This modification was approved by Council under
delegated authority on 21 March 2007.
Site and Locality Description
The subject site is known as Lot 7 Sec 13 DP 1389, Lot 8 Sec 13 DP 1389, 13-15
Marion Street, Auburn and is located on the corner of Marion Street and Beatrice Street.
It lies in the vicinity of Queen Street to the north, Marion Street (Main frontage) to the
east, Beatrice Street (Secondary frontage) to the south and Susan Street to the west.
The site is rectangular in shape measuring 24.39m at the frontage by a length of 50.29m
resulting in a total site area of 1226.57m². There is a fall from the rear of the site to
Marion Street of approximately 1.54m. Excavation works and site clearing has been
completed and the building has been partially constructed.
The site is in close proximity to Auburn shopping centre, schools and Auburn railway
station. Surrounding development of note include a contemporary five storey mixed use
development located on the corner of Susan Street and Queen Street.
Description of Proposed Development
Council has received an application to modify the development consent to remove fixed
aluminium louvre screens to various apartments and replacing them with 1.0 metre high
solid spandrel panel balustrades and for the installation of two (2) maintenance hatches to
the isolated balcony areas on Level 03. 1.0 metre high solid balustrades are to replace
fixed louvres as follows:
•
•
•
•
•
•
•
•
•
•
•
Apartment No. 02 - Beds 1 and Bed 2
Apartment No. 03 - Beds 1 and Bed 2
Apartment No. 04 - Bed 1, Bed 3 and Living
Apartment No. 06 – Bed 1 and Bed 2
Apartment No. 07 – Bed 1 and Bed 2
Apartment No. 08 – Bed 1, Bed 2 and Living
Apartment No. 11 – Bed 1 and Bed 2
Apartment No. 12 – Bed 1 and Bed 2
Apartment No. 13 – Bed 1, Bed 2 and Living
Apartment No. 17 – Bed 1, Bed 2 and Living
Apartment No. 18 – Bed 1, Bed 2 and Living
November 21, 2007
To the Ordinary Meeting of Council
3
Director's Report
Planning and Environment
Department
13-15 Marion Street, Auburn (Cont’d)
Two (2) maintenance hatches are proposed to provide access to two roof areas located
on Level 03 to Apartment No. 17 and 18. These hatches are accessed from the balconies
of the units and are 1.0 metre high as measured from the finished floor level of the
balcony.
On the 1 June 2007 the modification was nominated by a Councillor to be determined by
Council.
Referrals
Internal Referrals
Development Engineer
The development application was referred to Council’s Development Engineer for
comment who has raised no objections to the proposed development subject to conditions
of consent.
Building Surveyor
The development application was referred to Council’s Building Surveyor for comment
who has raised no objections to the proposed development subject to conditions of
consent.
Assessment
Section 96(1A) of the Environmental Planning and Assessment Act 1979 allows Council to
modify a development consent if:(a)
it is satisfied that the proposed modification is of minimal environmental
impact
The proposed modifications relate to removal of fixed screening to windows on balconies
to be replaced by solid balustrades. The bulk and scale of the building remains the same
as the original approval. Privacy impacts are considered acceptable given the substantial
setback distances that are to be maintained to the side and rear boundaries from the
modified windows. The windows located on the western elevation of the east wing are
setback 26.60 metres from the rear (western) boundary and the windows to Bed 1 of Apt
No. 06, 07, 11 and 12 are setback 10.55 metres from the side (northern) boundary.
Furthermore, the windows that would be exposed as a result of the modification are
bedrooms (non-living areas) and are not considered to pose significant privacy issues for
the adjoining properties to the north and west.
In view of the above, it is considered that the modification would have a minimal
environmental impact.
November 21, 2007
To the Ordinary Meeting of Council
4
Director's Report
Planning and Environment
Department
13-15 Marion Street, Auburn (Cont’d)
(b)
it is satisfied that the development for which the consent as modified relates
is substantially the same development as the development for which
consent was originally granted and before that consent as originally granted
was modified (if at all)
It is considered that the development as modified, is substantially the same development
as that for which consent was originally granted. In particular, the approved bulk, scale,
design expression, orientation and car parking arrangements would remain unchanged.
(c)
it has notified the application in accordance with:
(i)
the regulations, if the regulations so require, or
(ii)
a development control plan, if the consent authority is a
council that has made a development control plan that requires the
notification or advertising of applications for modification of a
development consent
In accordance with Council’s Notification of Development Proposals Development Control
Plan, adjoining and nearby property owners and occupiers were advised of the proposed
modification and were invited to comment. Two (2) submissions commenting on the
proposal were received.
(d)
it has considered any submissions made concerning the proposed
modification within any period prescribed by the regulations or provided by
the development control plan, as the case may be.
The submissions received by Council as a result of the public exhibition are discussed in
greater detail later in this report.
The provisions of any Environmental Planning Instruments (EP& A Act
s79C(1)(a)(i))
State Environmental Planning Policies
State Environmental Planning Policy No. 55 – Remediation of Land
This SEPP restricts the development of land if it is unsuitable for a proposed use because
it is contaminated. The Policy further requires that land be remediated, and verification
provided, so as to ensure that the land will be suitable for it intended purpose.
The matter of contamination was addressed in the assessment of the original
development application and was found to be satisfactory. The proposed modification will
not alter conclusions previously reached in relation to contamination.
State Environmental Planning Policy No. 65 – Design Quality of Residential Flat
Buildings
SEPP 65 aims to improve the design quality of residential flat development in New South
Wales and is applicable to the subject proposal. The SEPP establishes ten design quality
principles and these are considered in the following table:
5
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Clause 2 Aims objectives etc.
(3) Improving the design quality of residential flat
development aims:
(a) to ensure that it contributes to the
sustainable development of NSW:
(i) by providing sustainable housing in
social and environmental terms
(ii) by being a long-term asset to its
neighbourhood
(ii) by achieving the urban planning
policies for its regional and local contexts
(b) to achieve better built form and aesthetics of
buildings and of the streetscapes and the public
spaces they define
(c) to better satisfy the increasing demand, the
changing social and demographic profile of the
community, and the needs of the widest range of
people from childhood to old age, including
those with disabilities
(d) to maximise amenity, safety and security for
the benefit of its occupants and the wider
community
(e) to minimise the consumption of energy from
non-renewable resources to conserve the
environment and to reduce greenhouse gas
emissions
Clause 30 Determination of DAs
(1) After receipt of a DA, the advice of the
relevant design review panel (if any) is to be
obtained concerning the design quality of
the residential flat development
(2) In determining a DA, the following is to be
considered:
(a) the advice of the design review panel (if
any)
(b) the design quality of the residential flat
development when evaluated in
accordance with the design quality
principles
(c) the publication “Residential Flat Design
Code” – DoP Sept. 2002
Part 2 Design quality principles
Principle 1: Context
Good design responds and contributes to its context.
Context can be defined as the key natural and built
features of an area.
Responding to context involves identifying the
desirable elements of a location’s current character or,
in the case of precincts undergoing a transition, the
desired future character as stated in planning and
design policies. New buildings will thereby contribute
to the quality and identity if the area.
Yes
No
N/A
Comment
Public surveillance would be
improved in respect to the Marion
Street (eastern) elevation and
Beatrice Street (southern) elevation
where fixed louvre screens are
proposed to be removed.
No formalised Design Review Panel
exists in respect of the Auburn Local
Government Area.
No change from previous consent.
6
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Principle 2: Scale
Good design provides an appropriate scale in
terms of the bulk and height that suits the scale
if the street and the surrounding buildings.
Establishing an appropriate scale requires a
considered response to the scale of existing
development.
In precincts undergoing a
transition, proposed bulk and height needs to
achieve the scale identified for the desired future
character of the area.
Principle 3: Built form
Good design achieves an appropriate built form
for a site and the building’s purpose, in terms of
building alignments, proportions, building type
and the manipulation of building elements.
Appropriate built form defines the public domain,
contributes to the character of streetscapes and
parks, including their views and vistas, and
provides internal amenity and outlook.
Principle 4: Density
Good design has a density appropriate for a site
and its context, in terms of floor space yields (or
number of units or residents).
Appropriate densities are sustainable and
consistent with the existing density in an area, or
in precincts undergoing a transition, are
consistent with the stated desired future density.
Sustainable densities respond to the regional
context, availability of infrastructure, public
transport,
community
facilities
and
environmental quality.
Principle 5: Resource, energy and water
efficiency
Good design makes efficient use of natural
resources, energy and water throughout its full
life cycle, including construction.
Sustainability is integral to the design process.
Aspects include demolition of existing structures,
recycling of materials, selection of appropriate
and sustainable materials, adaptability and
reuse of buildings, layouts and built form,
passive solar design principles, efficient
appliances and mechanical services, soil zones
for vegetation and reuse of water.
Yes
No
N/A
Comment
No change from previous consent.
Minor changes to the form would
increase glazing and are considered
acceptable in this instance.
No change from previous consent.
The majority of units have cross and
corner ventilation. Solar access is
improved in respect to windows that
are now exposed as a result of
removing fixed aluminium louvre
screening on the north, east and
west elevations.
7
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Principle 6: Landscape
Good design recognises that together landscape
and buildings operate as an integrated and
sustainable system, resulting in greater aesthetic
quality and amenity for both occupants and the
adjoining public domain.
Landscape design buildings on the existing site’s
natural and cultural features in responsible and
creative ways. It enhances the development’s
natural environmental performance by coordinating water and soil management, solar
access, micro-climate, tree canopy and habitat
vales. It contributes to the positive image and
contextual fit of development through respect for
streetscape and neighbourhood character, or
desired future character.
Landscape design should optimise useability,
privacy and social opportunity, equitable access
and respect for neighbour’s amenity, and
provide for practical establishment and long term
management
Principle 7: Amenity
Good design provides amenity through the
physical, spatial and environmental quality of a
development.
Optimising amenity requires appropriate room
dimensions and shapes, access to sunlight,
natural ventilation, visual and acoustic privacy,
storage, indoor and outdoor space, efficient
layouts and service areas, outlook and ease of
access for all age groups and degrees of
mobility.
Principal 8: Safety and security
Good design optimises safety and security, both
internal to the development and for the public
domain.
This is achieved by maximising overlooking of
public and communal spaces while maintaining
internal privacy, avoiding dark and non-visible
areas, maximising activity on streets, providing
clear, safe access points, providing quality public
spaces that cater for desired recreational uses,
providing lighting appropriate to the location and
desired activities, and clear definition between
public and private spaces.
Principal 9: Social dimensions
Good design responds to the social context and
needs of the local community in terms of
lifestyles, affordability, and access to social
facilities.
New developments should optimise the
provision of housing to suit the social mix and
needs in the neighbourhood, or in the case of
precincts undergoing transition, provide for the
desired future community.
Yes
No
N/A
Comment
No change from previous consent.
Refer to comment for Principle 5
above.
Public surveillance would be
improved in respect to the Marion
Street (eastern) elevation and
Beatrice Street (southern) elevation
where fixed louvre screens are
proposed to be removed from living
area and bedroom windows.
No change from previous consent.
8
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Principle 10: Aesthetics
Quality aesthetics reflect the appropriate
composition of building elements, textures,
materials and colours and reflect the use,
internal
design
and
structure
of
the
development. Aesthetics should respond to the
environment and context, particularly to
desirable elements of the existing streetscape
or, in precincts undergoing transition, contribute
to the desired future character of the area.
Yes
No
N/A
Comment
The building form and front facades
remain well articulated as a result of
the
proposed
modifications.
Entrance points to the building
remain easily identifiable as floor to
ceiling height louvre screens remain
above the entrances facing the
Beatrice Street and Marion Street
frontages.
Regional Environmental Plans
Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005
The site is located within the area within the Sydney Harbour Catchment and SREP
(Sydney Harbour Catchment) 2005 is applicable to the development application. The
development application raises no issues as consistency with the requirements and
objectives of the Sydney Regional Environmental Plan (Sydney Harbour Catchment)
2005.
Local Environmental Plans
Auburn Local Environmental Plan 2000
The subject site is zoned 2(c) Residential (Low Density) under the provisions of Auburn
Local Environmental Plan 2000 (ALEP 2000), where the proposed development, defined
as a Residential Flat Building is permissible with Council consent. It is considered that
the proposed development satisfies the relevant objectives of the LEP and the relevant
objectives of the 2(c) Residential (High Density) zone.
Clause 14 is a mandatory pre-condition to the granting of development consent. Council
can be satisfied that an opinion has been formed as required by this clause that the
proposal performs satisfactorily in respect of the matters set out in the clause for
consideration. That is, the development is compatible with the existing and likely future
character and amenity of nearby properties.
14.
General restrictions on development in residential zones
Consent may be granted for development on land within Zone No 2 (a), 2 (b) or 2 (c)
only if, in the opinion of the consent authority, it is compatible with the existing and
likely future character and amenity of nearby properties in terms of:
(a)
its scale, bulk, height, siting and landscaping, and
There is no change proposed to the approved building height, which at four (4)
storeys, is consistent with residential flat building development fronting Susan
Street. The location and size of the footprint, total building height and setbacks
remain unchanged from that which was originally approved.
November 21, 2007
To the Ordinary Meeting of Council
9
Director's Report
Planning and Environment
Department
13-15 Marion Street, Auburn (Cont’d)
(b)
its operation, and
No change to the operation of the development is proposed as part of the proposed
modification.
(c)
traffic generation and car parking, and
No change to the scale, bulk, height, siting and landscaping of the development is
proposed as part of the proposed modification.
(d)
noise, dust, light and odour nuisance, and
No changes expected as a result of the proposed modifications.
(e)
privacy, and
Privacy impacts would be minimal given generous setback distances are to be
maintained to the side and rear boundaries from the modified windows. The
windows located on the western elevation of the east wing are setback 26.60 metres
from the rear (western) boundary and the Bed 1 windows of Apt No. 06, 07, 11 and
12 are setback 10.55 metres from the side (northern) boundary.
(f)
stormwater drainage, and
The proposed method of stormwater drainage remains unchanged from the original
proposal and has been suitably conditioned in the original consent.
(g) hours of operation
Not applicable.
(h) overshadowing.
As the proposed modifications do not result in an increase in bulk and scale of the
building, there will be no increase in overshadowing of adjoining properties.
Clause 48 Surrounding lots
Clause 48 of the LEP precludes Council from granting consent to development
within certain zones if it is considered that the proposed development would prevent
surrounding lots being development in accordance with the Local Environmental
Plan.
The proposed development as modified would permit surrounding sites to be
developed in accordance with Auburn Local Environmental Plan 2000.
10
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
The provisions of any Draft Environmental Planning Instruments (EP& A Act
s79C(1)(a)(ii))
Draft Auburn Local Environmental Plan (Amendment No. 14)
Draft LEP (Amendment No. 14) was exhibited by Council from 8 June 2005 until 15 July
2005 and seeks to review various objectives, provisions, zoning tables and definitions
within the Auburn Local Environmental Plan 2000. The draft Auburn Local Environmental
Plan also aims to correct various zoning and drafting errors within the Auburn Local
Environmental Plan 2000.
The provisions and requirements of the Draft LEP raise no concerns as to the proposed
modified development.
The provisions of any Development Control Plans (EP& A Act s79C(1)(a)(iii))
(a)
General Requirements DCP
The application has been assessed against the objectives, performance criteria and
development standards of the General Requirements DCP and is considered acceptable.
The development is considered to be consistent with the planning intents of the West
Auburn Residential Locality.
(b)
Residential Flat Building DCP
The objectives and requirements of the Residential Flat Building DCP have been
considered in respect to the proposed modifications:Requirement
2.0 Built Form Objectives
a. To ensure that all development contributes
to the improvement of the character of the
locality in which it is located
b. To ensure that development is sensitive to
the landscape setting and environmental
conditions of the locality
c. To ensure that the appearance of the
development is of high visual quality and
enhances and addresses the street
d. To ensure that the form, scale and height of
proposed development protects the amenity of
adjoining properties and the locality
e. To ensure that one development is well
related to another
f. To ensure that when “built out”, the precinct
provides a high quality sustainable living
environment
Yes
No
N/A
Comment
Surveillance of both Marion and
Beatrice
Street
would
be
improved as more windows would
be exposed as a result of the
proposed modifications.
11
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
D2.1 Site Area
Minimum site area = 1000m2
Average minimum width = 24m
Yes
No
N/A
Comment
Site area = 1226.57m²
Average site width = 24m
D2.2
Lots may require amalgamation to achieve a
residential flat building development
D2.3
Residential flat buildings not permitted on battle
axe sites
D2.4 Building Envelope
Council may prepare a site specific building
envelope for certain sites
D2.5
In designated flood prone areas, consultation
with Council will be undertaken to produce a site
specific building envelope to accommodate the
flooding issues
D2.6
Minimum 10m setback from the top of the creek
bank of Haslams Creek and its tributaries
D2.7 Site Coverage
Maximum site coverage = 50%
Non built upon area landscaped and
consolidated into a one communal open space
and a series of courtyards
D2.8 Front Setback
Front building line = 4-6m
Front building line consistent with established
setback for RFBs
Lane frontage setback = 2m
Secondary frontage (corner lots) = 3m
Minimum 10m separation from front of one
building to the front of the building on the
opposite side of the street
Walls to be articulated by bay windows,
verandahs, balconies and/or blade walls.
Articulation can be 600mm forward of building
line
D2.9 Side Setback
Minimum side setback where no windows or
only bathroom/laundry windows = 2m
Minimum side setback where windows = 3m
Eaves extend maximum 700mm from wall
If building depth greater than 12m, a courtyard
space that is min. 3m from the side boundary
and min. 3m deep to be provided on the side
wall generally mid way along the length of the
wall
D2.10 Rear Setback
Min rear setback = 10m
Min rear setback (on laneway) = 2m
Where a building is “L” or “T” shaped and no
windows to rear elevation min rear setback = 2m
No change from previous approval.
No change from previous approval.
No change from previous approval.
No change from previous approval.
12
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
D2.11 Olympic Drive Lidcombe
Sites with frontage to Olympic Drive Lidcombe to
address this road and provide min. 6m setback.
Setback and verge to be landscaped and a
double row of street trees planted.
Setbacks to east-west streets should ensure
view corridors to Wyatt Park are maintained and
be generally 4-6m
D2.12 Building Depth
Max Building depth (excluding balconies) = 18m
D2.13 Floor Space Ratio
Max FSR = 1.2:1
Where double height mezzanine is included, the
floor space of the double height space (void) not
included twice
Where land is being dedicated to Council, the
area of this land is included in site area for FSR
calculation
D2.14 Building Height
Max height = 3 storeys above ngl with 4 storey
component only when the development faces a
public street or public open space
Max distance between finished floor level and
ngl = 1m
D2.15 Floor to Ceiling Heights
Min. floor to ceiling height = 2.7m
Where there is a mezzanine, floor to ceiling
height may be varied
Floor to ceiling height for ground/first floor is
encouraged to be 3m – 3.3m
D2.16 Head Height of Windows
Head height of windows and proportions of
windows should relate to the floor to ceiling
heights of the dwelling
Where ceiling heights = 2.7m, min. window head
height = 2.4m
Where ceiling heights = 3m, min. window head
height = 2.7m
D2.17 Heritage
All development adjacent to and/or adjoining a
heritage item should be:
•
Responsive in terms of the curtilage
and design
•
Accompanied by a Heritage Impact
Statement
•
Respectful of the building’s heritage
significance in terms of the form,
massing, roof shapes, pitch, height and
setbacks
D2.18 Materials
All development should use durable, quality
materials
Preference is given to bricks that are smooth
faced and in mid to dark tone
Yes
No
N/A
Comment
No change from previous approval.
No change from previous approval.
No change from previous approval.
No change from previous approval.
No change from previous approval.
No change from previous approval.
13
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
D2.19 Articulation
Windows and doors in all facades should be
provided in a balanced manner and respond to
the orientation and internal uses
Dwelling entrances should create a sense of
individuality and act as a transitional space
between private and communal spaces
Yes
No
N/A
Comment
The building would maintain well
articulated frontages to the Marion
and Beatrice Street elevations
despite removal of fixed louvred
screens on these frontages. Main
entrances to each of the wings
would remain easily identifiable
given they are recessed into the
building façade and have fixed
louvred cladding above each of the
entrance doors.
D2.20 Roof Form
Roof forms to be designed to they do not add to
the perceived height and bulk of the building
D2.21 Balustrades and Balconies
Balustrades and balconies should allow for
views from the interior and be partly transparent
and partly solid
Design of the underside of the balcony to take
into consideration the view from the street and
should avoid having exposed pipes and utilities
D2.22 Dwelling Size
Studio = 50m2 min
1 bed (cross through) = 50m2 min
2
1 bed (maisonette) = 62m min
1 bed (single aspect) = 63.4m2 min
2
2 bed (corner) = 80m min
2 bed (cross through/over) = 90m2 min
2
3 bed = 115m min
4 bed = 130m2 min
Minimum no. of undersized units will be
permitted where outcome achieves better
amenity
Living areas to be spacious and connect to
private outdoor areas
All rooms of adequate dimensions to
accommodate intended use
D2.23 Apartment Mix & Flexibility
A variety of apartment types should be provided.
Variety may not be possible in developments of
up to six units
D2.24
The appropriate apartment mix should be refined
by
•
Considering population trends in the
future as well as present market
demands
•
Noting the apartment’s location in relation to
public transport, public facilities, employment
areas, schools and universities and retail
centres
D2.25
A mix of one and three bed apartments should be
located on the ground level
D2.26
The number of accessible and adaptable units to cater
for a wider range of occupants should be optimised
The proposed replacement of fixed
louvre screens, which are generally
floor to ceiling in height, with 1.0m
high balustrades improves views
from the interior of the building.
14
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
D2.27
The possibility of flexible unit configurations
which support future change to optimise the
building layout and to provide northern sunlight
access for all apartments should be investigated
D2.28
Robust building configurations with multiple
entries and circulation cores should be provided
in buildings over 15m long
D2.29
Unit layout which accommodate the changing
use of rooms should be provided
D2.30
Structural systems that support a degree of
future change in building use or configuration
should be used
3.0 Open Space and Landscaping Objectives
a. To provide sufficient and accessible open
space for the reasonable recreation needs of the
likely residents of the proposed dwelling
b. To provide private open areas that relate well
to the living areas of dwellings
c. To enhance the appearance and amenity of
Residential
Flat
Developments
through
integrated landscape design
d. To provide for the preservation of existing
trees and other natural features on the site,
where appropriate
e. To provide low maintenance communal open
space areas
f. To provide adequate opportunity for tall trees
to grow and spread
g. To conserve and enhance street tree planting
D3.1 Landscaping
A landscape plan prepared by a professionally
qualified landscape architect or designer should be
submitted with the development application which
shows:
•
Proposed site contours and reduced levels
at embankments, retaining walls, and other
critical locations
•
Existing vegetation and the proposed
planting
and
landscaping
(including
proposed species)
•
General arrangement of hard landscaping
elements on and adjoining the site
•
Location of communal facilities
•
Proposed lighting arrangements
•
Proposed maintenance and irrigation
systems
•
Proposed street tree planting
D3.3
Paving may be used to:
•
Ensure access for people with limited
mobility
•
Add visual interest and variety
•
Differentiate the accessway from the public
street
•
Encourage shared use of accessways
between pedestrians, cyclists and vehicles
Yes
No
N/A
Comment
15
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
D3.4
If an area is to be paved, consideration to be
given to selecting materials to reduce glare and
minimise surface runoff
D3.5
All landscaped podium areas should maintain a
minimum soil planting depth of 600mm for tree
provision and 300mm for turf provision
D3.6 Deep Soil Zone
Min deep soil zone = 30% of site area
D3.7
Majority of deep soil zone to be a consolidated
area at the rear of the building
D3.8
Min. dimension of deep soil zones = 5m
D3.9
Deep soil zones do not include any impervious
surfaces such as paving or concrete
D3.10 Landscape Setting
Development on steeply sloping sites should be
stepped to minimise cut and fill
D3.11
Existing significant trees should be retained
within the development
D3.12
Applicant to demonstrate that the development
will not impact adversely on any adjoining public
reserve or bushland
D3.13
Residential flat buildings should address and
align with any public open space and/or
bushland on their boundary
D3.14
All podium areas and communal open space
areas which are planted should be provided with
a water efficient irrigation system
D3.15 Private Open Space
Private open space to be provided for each
dwelling in the form of a balcony, roof terrace or
courtyard
D3.16
Min courtyard area to ground floor dwellings =
2
9m
Min dimension to courtyard of ground floor
dwellings = 2.5m
D3.17
Min balcony area to upper floor dwellings = 8m2
Min dimension to balcony of upper floor
dwellings = 2m
D3.18
Balconies may be semi-enclosed with louvres
and screens
Yes
No
N/A
Comment
16
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Yes
No
N/A
Comment
D3.19
Private open spaces should have convenient
access from the main living areas
D3.20
Part of the private open space should be
capable of serving as an extension of the
dwelling for relaxation, dining, recreation,
entertainment and children’s play
D3.21
Additional small, screened service balconies can
be provided for external clothes drying areas
and storage
D3.22
Private open space and balconies should take
advantage of mid and long distance views where
privacy impacts will not arise
D3.23
Communal open space should be useable, have
a northern aspect and contain a reasonable
proportion of landscaped area and paved
recreation area
D3.24
Min dimensions to communal open space area =
10m
D3.25
Buildings structures or disturbance to existing
ground levels not be within drip line of significant
trees to be retained
D3.26 Biodiversity
The planting of indigenous species is
encouraged
D3.27 Street Trees
Driveways and services located to preserve
significant trees
D3.28
Additional street trees should be planted at an
average spacing of 1 per 10 metres of street
frontage to all street frontages except laneways
D3.29
Council’s Landscape Architect should be
consulted to determine the appropriate species
for street tree planting
D3.30
Street tree planting to be shown on landscape
plan
4.0 Access and Car Parking Objectives
a. To provide convenient and safe access and
parking that meets the needs of all residents and
visitors
b. To encourage the integrated design of access
and parking facilities to minimise visual and
environmental impacts
c. To ensure adequate drainage, lighting and
ventilation of car parking areas
D4.1 Design of Parking Spaces
All RFBs to have underground car parking and
fitted with a security door
No change proposed to approved
parking provision.
17
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Yes
No
N/A
Comment
D4.2
Parking to comply with provisions of Part H –
Parking and Loading DCP
D4.4 Number of parking Spaces
1 bed = 1 space
2 bed = 1 space
3 bed = 2 spaces
4 bed = 2 spaces
Visitors = 2 spaces /10 units
D4.5
1 carwash bay/service bay per development
D4.6
Car parking not to be provided at a higher rate
unless developments are not close to public
transport
D4.7
Stacked parking for a maximum of 2 car parking
spaces may be provided only for use by the
same dwelling
D4.8
Parking spaces can be enclosed if they have a
minimum internal width of 3m clear of columns
D4.9 Basements
Where possible basement walls should be
located directly under building walls
No change proposed to approved
basement level.
D4.10
Underground parking to be naturally ventilated
Underground parking not to rise more than 1m
above ngl
D4.11
Excavation associated with a basement below
ngl can extend to the side boundary provided it
does not contain ventilation grilles to this
boundary
D4.12
A dilapidation report should be prepared for all
development that is adjacent to sites which build
to the boundary
D4.13
Where basement walls are not located on the
side boundary they should be set back min.
1.2m from boundary to allow planting
D4.14
Where basement walls are visible above ground
level, they should be appropriately finished and
should appear as part of the building
D4.15 Driveway Design
Driveways should be located and designed to avoid
the following:
•
Being located opposite other existing access
ways with significant vehicle usage
•
Restricted sight distances
•
On-street queuing
•
Being located within 6m of an intersection
No change proposed to approved
driveway.
18
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Yes
No
N/A
Comment
D4.16
Driveways servicing car parking should comply
with AS 2890 Parking Facilities or similar
designs for car turning paths unless otherwise
advised by Council’s Engineers
D4.17
Max driveway gradient = 20% (or max. of 25% in
extreme circumstances)
D4.18 Accessways
Accessways of a length exceeding 50m should
incorporate:
•
A driveway width which allows for the
passing of vehicles in opposite directions,
which may be achieved by intermittent
passing bays
•
Turning areas for service vehicles
D4.19 Creation of new streets
Where a new street is to be created, the street should
be built to Council’s standards having regard to the
circumstances of each proposal. Consideration will be
given to maintaining consistency and compatibility with
the design of existing roads in the locality.
D4.20
A minimum width of 6m should be provided for all
carriageways on access roads. If parallel on street
parking is to be provided, an additional width of 2.5m
is required per vehicle per side.
D4.21
For larger self contained new residential areas,
specific road design requirements will be established
within site specific DCPs
D4.22
New streets should be dedicated to Council. The area
of any land dedicated to Council will be included in site
area for FSR calculation
5.0 Privacy and Security Objectives
a. To ensure the siting and design of buildings
provide visual and acoustical privacy for
residents and neighbours in their dwellings and
private open spaces
b. To provide personal and property security for
residents and visitors and enhance perceptions
of community safety
Privacy impacts would be minimal
given generous setback distances
are maintained to the side and rear
boundaries (being the adjacent
residential boundaries) from the
modified windows. The windows
located on the western elevation of
the east wing are setback 26.60
metres from the rear (western)
boundary and the Bed 1 windows of
Apt No. 06, 07, 11 and 12 are
setback 10.55 metres from the side
(northern) boundary.
Three levels of bedroom windows would
maintain views onto Beatrice Street as a
result of the proposed modifications
while windows to Bed 1, the Living room
and Bed 2 of Apt No. 18 would be
exposed on the eastern elevation of the
east wing overlooking Marion Street.
These exposed windows would provide
additional public surveillance of both
streets, which would enhance the sense
of community safety in the area.
19
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
D5.1 Privacy
RFBs should be designed to form large external
courtyards with a minimum distance of 10-12m
between opposite windows of habitable rooms
D5.2
Windows to living rooms and main bedrooms
should be oriented to the street and to the rear
or to the side when buildings form a “L” or “T”
shape
D5.3
Site layout and building design should ensure
that windows do not provide direct and close
views into windows, balconies or private open
spaces of adjoining dwellings
Yes
No
N/A
Comment
Windows that are proposed to be
exposed due to removal of fixed
louvre screens on the northern
elevation of the west wing are
setback a distance of 10.22m away
from
the
northern
boundary
(adjoining residential boundary to
No. 11 Marion).
Windows to Bed 1 of Apt No. 06, 07,
11 and 12 are proposed to have
fixed louvre aluminium screens
removed and face the northern
boundary which adjoins a dwelling
house (No. 11 Marion). These
windows are considered to be
setback an acceptable distance
(10.55m) to the northern boundary
to offset any significant issues of
overlooking into the private open
space
of
No.
11
Marion.
Furthermore these windows are all
bedrooms which are not considered
to be ‘living spaces’ or commonly
occupied areas of the units.
For the above reasons the proposal
is considered to satisfy the
requirements of this clause.
D5.4
Views onto adjoining private open space should
be obscured by:
•
Screening that has a maximum area of
25% openings, is permanently fixed
and made of durable materials, or
•
Existing dense vegetation or new
planting
D5.5
New dwellings to be protected from existing and
likely future noise sources from adjoining
residential properties and other high noise
sources and minimise the transmission of
intrusive noise to adjoining residential properties
D5.6
New development should comply with the EPA
Environmental Noise Control Manual and the
current AS for noise and vibration and quality
assurance
20
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Yes
No
N/A
Comment
D5.7
RFBs in the vicinity of major arterial roads or
railway lines must incorporate appropriate noise
and vibration mitigation measures into the
design in terms of siting of buildings, building
materials and design, orientation of buildings
and noise barriers
D5.8
For RFBs in the vicinity of major arterial roads or
railway line, a detailed noise and vibration
impact assessment report including mitigation
measures prepared by an appropriately qualified
acoustic consultant must be submitted. Must
have regard to:
a) AS2107 Acoustics – Recommended
design sound levels and reverberation
times for building interiors
b) AS 3671-1989 Acoustics – Road and
Traffic Noise Intrusion – Building, siting
and construction
c) BS 6472: 1992 Evaluation of Human
Exposure to Vibration in Buildings
d) EPA Environmental Noise Control
Manual
e) EPA Environmental Criteria for Road
Traffic Noise
D5.9 Security
Shared pedestrian entries to buildings should be
lockable
D5.10
Buildings adjacent to streets or public spaces
should be designed to allow casual surveillance
over the public area
The proposed modifications result in
improved public surveillance of
Beatrice and Marion Street.
Refer to comment for 5.0 (b).
D5.11
Ground floor apartments may have individual
entries from the street
D5.12
Where RFBs adjoin a park or public open space,
they are to be treated like a front garden,
entrance for the length of the park
D5.13
Visually impenetrable solid fences not to exceed
900mm in height
D5.14
Visually transparent front fences not to exceed
1.8m in height
D5.15
All fences front of the building alignment should
be treated in a similar way
D5.16
Where front fences are required to satisfy
acoustic abatement criteria, they are to be
provided with landscaped area on the street side
of the fence
No change to approved fencing
provision.
21
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Yes
No
N/A
Comment
6.0 Adaptable Housing Objectives
a. To ensure a sufficient proportion of dwellings
include accessible layouts and features to
accommodate
changing
requirements
of
residents
b. To encourage flexibility in design to allow
people to adapt their home as their needs
change due to age or disability
D6.1
Development should include adaptive housing
features into the design
D6.2
Physical barriers, obstacles, steep gradients and
steps are to be avoided
D6.3
Lifts are encouraged to service at least one
section of four (4) storey development
D6.4
All development proposals with 5 or more units
should provide potentially adaptable units in
accordance with AS4299 (Type C) and
potentially complying with AS1428
5-10 dwellings = 1 adaptable unit
11-20 dwellings = 2 adaptable units
21-30 dwellings = 3 adaptable units
31-40 dwellings = 4 adaptable units
41-50 dwellings = 5 adaptable units
over 50 dwellings = 6 adaptable units plus 10%
of additional dwellings beyond 60 rounded up to
the nearest whole number
7.0 Energy Efficient Design and Water
Conservation Objectives
a. To minimise overshadowing of adjoining
residences and to achieve energy efficient
housing in a passive solar design that provides
residents with year round comfort and reduces
energy consumption
b. To make living, working and business
environments more comfortable
c. To give greater protection to the natural
environment by reducing the amount of
greenhouse has emissions
d. To ensure each new dwelling reaches an
efficient level of thermal performance as
determined by NatHERS
e. To reduce the consumption of non-renewable
energy sources for the purposes of heating
water, lighting and temperature control
f. To encourage installation of energy efficient
appliances that minimises green house has
generation
D7.1 Solar Access
Solar collectors on proposed buildings or
existing buildings on adjoining properties, or a
minimum of 3m2 of north facing roof (in the event
that there are no solar collectors) should have
unimpeded solar access between the hours of
9am and 3pm on June 21
Glazed areas on the facades of the
building are exposed as a result of
the modification and would improve
solar access.
22
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
D7.2
Buildings should be designed to ensure sunlight
to at least 50% of the principal area of ground
level private open space of adjoining properties
for at least 3 hours between 9am and 3pm on
June 21
If the principal area of ground level open space
of adjoining properties does not currently receive
this amount of sunlight, the new development
should not further reduce solar access
D7.3
Habitable living room windows should be located
so to face an outdoor space
D7.4
North facing windows to living areas of
neighbouring dwellings should not have sunlight
reduced to less than 3 hours between 9am and
3pm on June 21 over a portion of their surface.
Where the proposed RFB is on an adjacent
boundary this may not be possible
D7.5
Internal living areas and external recreation
areas should have a north orientation for the
majority of units where possible
D7.6
The western walls of RFBs should be suitably
screened
D7.7 Ventilation
Where practicable rooms with high fixed
ventilation openings such as bathrooms and
laundries should be located on the southern side
to act as buffers to insulate from winter winds
D7.8
Units should be designed with cross ventilation
and dual aspect where possible.
Single aspect apartments should be minimised
unless they are north facing.
Max depth of single aspect apartments = 8m to
a window
D7.9 Energy Efficiency
All applications to be accompanied by NathERS
certification showing minimum 3.5 star rating to
all units
D7.10
Applicants are encouraged to use solar water
heating and/or to choose alternatives advised by
SEDA
D7.11
Hot water systems to have min. 3.5 star rating
D7.12
If clothes dryers are installed, they are to have
min. 3.5 star rating
D7.13 Water Conservation
New buildings should provide for the use of
water efficient fixtures
Yes
No
N/A
Comment
23
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
D7.14 Rain Water Tanks
Developments may have rainwater tanks
D7.15
Rainwater tanks should be constructed, treated
or finished in a non-reflective material which
blends in with the overall tones and colours of
the building and the surrounding developments
D7.16
The suitability of rainwater tanks erected within
the side setback areas will be assessed on a
case by vase basis
D7.17
Rainwater tanks not to be located in front
setback
D7.18
The overflow from the domestic rainwater tanks
must discharge to the site stormwater disposal
system
D7.19
Rain water tanks must comply with:
•
As 2179-1994 “Specifications for
rainwater Goods, Accessories and
Fasteners”
•
AS2180-1986 “Metal Rainwater Goods
– Selection and Installation”
8.0 Ancillary Site Facilities Objectives
a. To ensure that site facilities are effectively
integrated into the development and are
unobtrusive
b. To ensure site facilities are adequate,
accessible to all residents and easy to maintain
c. To ensure facilities are provided for efficient
solid waste management
d. To cater for the efficient use of public utilities
including water supply, sewerage, power,
telecommunications and gas services and for
the delivery of postal and other services
D8.1 Waste Disposal
A waste and recycling bin pick-up area that is
capable of accommodating 1 x 120 litre bin per
dwelling with easy access to the street frontage
and which is located within 60m walking
distance from each dwelling should be provided
in the basement
D8.2
A Water tap and drain should be provided
adjacent to the garbage collection area
D8.3
Facilities
for
source
separation
of
recyclables/reusables with convenient access for
private vehicle loading should be provided
D8.4
Common composting facilities to be provided at
an accessible location that is not directly
adjacent to dwellings
Yes
No
N/A
Comment
24
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Yes
No
N/A
Comment
D8.5 Clothes Washing and Drying
Each dwelling to be provided with individual
laundry facilities located within the dwelling unit
D8.6
Open air clothes drying facilities to be provided
in a sunny, ventilated and convenient location
which is adequately screened from streets and
other public places
D8.7 Storage
Min 8m3 storage space per dwelling as part of
the garage or a lockable unit at the side of the
garage
D8.8
Storage areas not to impinge on minimum
parking dimensions
D8.9 Utility Services
Undergrounding of
undertaken
services
should
No change to approved storage
provision.
be
D8.10 Other Site Facilities
One TV antenna per building to be provided
D8.11
A mailbox structure that meets Australia Post
requirements should be provided, located
centrally and close to the main street entry to the
site.
Mailboxes to be lockable.
Individual mailboxes can be provided where
ground floor units have direct access to the
street
9.0 Subdivision Objectives
a. To ensure that subdivision and new
development that will occur as a result of the
creation of additional allotments is sympathetic
to the landscape setting and established and
intended character of the locality
b. To provide allotments of sufficient size to
satisfy user requirements and to facilitate
development of the land at a density permissible
within the zoning of the land having regard to
site opportunities and constraints
D9.1 Lot Amalgamation
Development sites involving more than one lot
should be consolidated
D9.2
Plans of Consolidation should be submitted to
and registered with the Land Titles office. Proof
of registration should be produced prior to the
issue of the Occupation Certificate
D9.3
Adjoining parcels of land not included in the
development site should be capable of being
economically developed
Conditioned in original consent.
Refer to condition ‘10’ of the original
consent.
25
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Requirement
Yes
No
N/A
D9.4 Subdivision
The community or strata title subdivision of a
RFB must accord with the approved DA plans
particularly in regard to allocation of private open
space, communal open space and car parking
D9.5
Proposed lots which contain existing buildings
and development must comply with maximum
FSR, site coverage and other controls in this
DCP
(c)
Comment
Subdivision not proposed.
Parking and Loading Development Control Plan
The relevant requirements and objectives of the Parking and Loading DCP have been
considered and no non-compliances/variations arise as a result of the proposed
modifications.
(d)
Access and Mobility DCP 2005
The provisions of the Access and Mobility DCP have been considered and no noncompliances/variations arise as a result of the proposed modifications.
The provisions of the Regulations (EP& A Act s79C(1)(a)(iv))
The proposed development raises no concerns as to the relevant matters arising from the
EP& A Regulations 2000.
The Likely Environmental, Social or Economic Impacts (EP& A Act s79C(1)(b))
It is considered that the proposed development will have no significant adverse
environmental, social or economic impacts in the locality.
The suitability of the site for the development
(EP&A Act s79C(1)(c)
The subject site and locality is not known to be affected by any natural hazards or other
site constraints likely to have a significant adverse impact on the proposed development.
Accordingly, the site can be said to be suitable to accommodate the proposal. The
proposed development has been assessed in regard it its environmental consequences
and having regard to this assessment, it is considered that the development is suitable in
the context of the site and surrounding locality.
Submissions made in accordance with the Act or Regulation (EP&A Act s79C(1)(d
Advertised (newspaper)
Mail
Sign
Not Required
In accordance with Council’s Notification of Development Proposals Development Control
Plan, the proposal was publicly exhibited for a period of fourteen (14) days between 23
May 2007 and 6 June 2007. The notification generated 2 (two) submissions in respect of
the proposal. The issues raised in the public submissions are summarised and
commented on as follows:
26
Director's Report
Planning and Environment
Department
November 21, 2007
To the Ordinary Meeting of Council
13-15 Marion Street, Auburn (Cont’d)
Privacy: The removal of louvres and screening will affect the privacy of adjoining
residents. Louvres and screening is a critical element of the rules and regulations
governing this type of development for privacy.
Comment: Privacy impacts would be minimal given generous setback distances which
would be maintained between the side and rear residential boundaries and the modified
windows. The windows located on the western elevation of the east wing are setback
26.60 metres from the rear (western) boundary and the Bed 1 windows of Apt No. 06, 07,
11 and 12 are setback 10.55 metres from the side (northern) boundary. These setback
distances are considered to adequately minimise any overlooking issues associated with
the removal of the fixed louvred screens. In respect to the Beatrice and Marion Street
elevations, the windows that are now exposed on these facades and would improve public
surveillance of the streets, thus enforcing a sense of community safety in the area.
Bin storage area: A concern was raised by an adjoining neighbour that the proposed
modifications will affect the bin storage area.
Comment: The bin storage area is unaffected by the proposed modifications.
The public interest (EP& A Act s79C(1)(e))
The public interest is served by permitting the orderly and economic development of land,
in a manner that is sensitive to the surrounding environment and has regard to the
reasonable amenity expectations of surrounding land users. In view of the foregoing
analysis it is considered that the development, if carried out subject to the conditions set
out in the recommendation below, will have no significant adverse impacts on the public
interest.
Conclusion
The development application has been assessed in accordance with the relevant
requirements of the Environmental Planning and Assessment Act 1979.
The proposed development is appropriately located within the 2(c) Residential
(Residential Flat Buildings) Zone under the relevant provisions of Auburn Local
Environmental Plan 2000. The proposal is consistent with all statutory and non-statutory
controls applying to the development. The development is considered to perform
adequately in terms of its relationship to its surrounding built and natural environment and
having regard to impacts on adjoining properties.
For these reasons, it is considered that the proposal is satisfactory having regard to the
matters of consideration under Section 79C of the Environmental Planning and
Assessment Act, 1979, and the development may be approved subject to conditions.
ATTACHMENTS
COUNCILLORS
–
CIRCULATED
UNDER
SEPARATE
DA Plans - T035401/2007 - S96 02, Ground Floor Plan
T035400/2007 - S96 03, Level 01 Plan
T035398/2007 - S96 04, Level 02 Plan
T035397/2007 - S96 05, Level 03 Plan
T026113/2007 - S96 07, Sections/Courtyard Elevations
T026114/2007 - S96 08, Beatrice St. + Marion St. Elevations
T026115/2007 - S96 09, North and West Elevations
COVER
TO
ALL