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Brimbank Council Meeting No. 635 16 July 2024
1 of 57
12.3
Planning Application P475/2023 For 8 Rawson Avenue, Sunshine
12.3
Planning Application P475/2023 for 8 Rawson Avenue,
Sunshine
Directorate
City Futures
Director
Kelvin Walsh
Manager
Kristen Gilbert
Attachment(s)
1. Zoning map [
12.3.1
- 1 page]
2. Aerial Photo [
12.3.2
- 1 page]
3. Considered Plans [
12.3.3
- 12 pages]
4. Detailed Assessment [
12.3.4
- 36 pages]
5. Proposed Conditions [
12.3.5
- 5 pages]
Purpose
For Council to consider planning permit application P475/2023 for alterations to the
existing dwelling and construction of two double storey dwellings to the rear at 8 Rawson
Avenue, Sunshine, against the provisions of the Brimbank Planning Scheme.
Officer Recommendation
That Council issue a Notice of Decision to Grant Planning Permit P475/2023 for
alterations to the existing dwelling and the construction of two double storey
dwellings at the rear at 8 Rawson Avenue, Sunshine, subject to the conditions
at Attachment 5 of this report.
Background
The subject site is located on the eastern side of Rawson Avenue in Sunshine, with a
dual frontage where the rear boundary faces the end of Lorenz Street (refer to
Attachments 1 and 2
). Lorenz Street has a court bowl type configuration. Dual lot
frontages are uncommon in the area, with this site and the one to its south being the
only examples. The site is regular in shape and generally flat with a frontage of 15.24
metres to Rawson Avenue, a frontage of approximately 10.6 metres to Lorenz Street and
a depth of 41.48 metres. The total site area is 632 square metres. The site is currently
occupied by a single storey weatherboard dwelling where the rear yard is dominated with
covered structures and outbuildings that are proposed to be removed.
The application seeks approval for alterations to the existing dwelling including a new
carport and internal alterations, and the construction of two double storey dwellings to
the rear facing Lorenz Street (refer to
Attachment 3
). The two double storey dwellings
are proposed in a side-by-side layout. The existing dwelling will continue to face Rawson
Avenue and have all access from this street.
Matters for Consideration
The site and the surrounding area are located within the General Residential Zone
Schedule 1. The predominant housing stock in the area is large single storey dwellings
on generous sized allotments, or more recent single and double storey dwellings in the
form of medium density housing. Examples of the more recent development are located
immediately to the south where there are two single storey dwellings facing Rawson
Avenue, and immediately to the north-east where there are four double storey dwellings
fronting Lorenz Street.
The application was referred internally to Council’s Traffic Engineers, Drainage Engineers
and Environmentally Sustainable Design (ESD) Officer. All supported the application

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Brimbank Council Meeting No. 635 16 July 2024
2 of 57
subject to proposed conditions being included on any planning permit that is issued.
Council’s Waste Services Team supports the application, however initially requested ‘no
standing’ signs along the top of the court bowl to ensure waste vehicles are not
obstructed when entering the street to collect the waste. Following further discussions
on this matter, they have agreed that this is imperative given the garbage trucks reverse
down the street and do not need to turn in the court bowl. This matter is discussed in
the Detailed Assessment contained at
Attachment 4.
No external referrals were
required.
The Detailed Assessment indicates there is strategic justification and policy support for
this application, as well as a high level of compliance with the required objectives and
associated standards of Clause 55. It is recommended that the application be approved
subject to the conditions at
Attachment 5
to this report.
Community Engagement
The application was advertised on two separate occasions, both times in accordance with
the notice requirements of section 52(1)(a) and (d) of the
Planning and Environment Act
1987
(
the Act
). At the end of the first public notification process a total of 12
submissions had been received.
Following the feedback provided in the objections and from officers, the applicant
amended the plans under section 57 of
the Act
, with the main change relating to the
setback of the proposed dwellings from the Lorenz Street frontage and the entry to
Dwelling 2. These plans were then advertised in May 2024 and received three additional
objections, all of which were from previous objectors. This means there were objections
received from a total of 12 different people.
The main concerns raised were on the grounds of adverse impact on neighbourhood
character including removing the safety/function of the Lorenz Street court bowl,
overdevelopment, overshadowing, waste pick up, safety issues with additional accesses
from Lorenz Street, increased parking along Lorenz Street and lack of adequate parking
on site.
The concerns raised by the objectors are discussed in the Detailed Assessment at
Attachment 4
to this report.
Resource And Risk Implications
Resource requirements can be met within the Annual Budget 2024/2025. There are no
Community, Environmental, Financial, Regulatory or Safety risks.
Legislation/Council Plan/Policy Context
This report has been prepared under the relevant guiding principles of the Brimbank
Planning Scheme and the
Planning and Environment Act 1987.
Council officers contributing to the preparation and approval of this report, have no
conflicts of interests to declare.

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Brimbank Council Meeting No. 635 16 July 2024
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Attachment 12.3.1

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Brimbank Council Meeting No. 635 16 July 2024
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Attachment 12.3.2

image
 
REV
STRET ELEVATIONS
SE
DO NOT SCALE THIS DRAWING.
FIGURED IMENSIONS TO TAKE PRECEDENCE OVER SCALE.
BUILDERS &CONTRACTORS TO VERIFY AL DIMENSIONS ON
SITE PRIOR TO COMENCEMENT OF WORKS.
THESE PLANS REMAIN THE PROPERTY OF PLANING AND
DESIGN AND ARE SUBJECT O COPYRIGHT REGULATIONS
Revisons
Rev- 28.02.024 RESPONSE TO COUNCIL'S RFI
‹ D
DATES
SCALED
DRAWN BY
1:250@A3C
C.M P
PROJECT No.B
BOUNDARY LINEB
BOUNDARY LINEB
BOUNDARY LINEB
BOUNDARY LINEB
BOUNDARY LINEB
BOUNDARY LINE W
WEST ELEVATION (RAWSON AVENUE)B
BOUNDARY LINEB
BOUNDARY LINEB
BOUNDARY LINEB
BOUNDARY LINEB
BOUNDARY LINEB
BOUNDARY LINE W
WEST ELEVATION (RAWSON AVENUE) N
NOV 2023 U
UNIT DEVELOPMENT 8
8 RAWSON STRET, SUNSHINE 7
7590T
T IT LET
T IT LE U
U3U
U2 B
BrimbankCCouncilMMeetingNNo.6635116JJuly220245
5oof557A
Attachment112.3.3

image
GW SEWR DETAILS:
SIZE:
DEPTH:
OFSET:
142m OPVC
4.1m 1.4m
TIE 1.35
POS
POS
185
50
370
590
8395
2780
4830
1270
PROPSED FOTPAH
601
PROPSED CROSOVER
REV_
DEMOLITON PLAN
DMP
Revison
Rev_ 12.0923 TOWN PLANIG SUBMISON
UNIT DEVLOPMENT
8 RAWSON AVENU,
SUNHINE
DATE
SCALE
1:0@A1
PROJECT No.
7590
AL EVLS HOWN ARE TOAHD.
DO NT SCALE THIS DRAWING.
FIGURED IMENSIONS TOAKE PRECDENCE OVER SCALE. BUILDERS &CONTRACTORS
TO VERIFY AL DIMENSIONS ONSITE PRIO TOCMENCEMNT OFWORKS.
THES PLANS REMAIN THE PROPERTY OFPLANIG AND
‹
DESIGN AD ARE SUBJECT OCPYRIGHT REGULATIONS N
NORTH D
DRWNCCHK -
-A
ARE TOBE DMOLISHED S
SHOWN ITHIS ATCH L
LEGND T
TRE TOBE RMOVED A
AL BOUNDARIES TOBE FNCED URING DEMOLITON W
WORKS CLOSE PROXIMTY OBUNDARY LINE MUST BE C
CARIED OUT BYHANDS (NOMACHINERY) C
COPY OFBUILDNG PERMIT OBE DISPLAYED ATHE FRONT OF T
THE SITE AL TIMES. F
FEB 204D
DM/JS R
Rev_ 28.024 RESPONSE TOCUNCIL'S RFI B
BrimbankCCouncilMMeetingNNo.6635116JJuly220246
6oof557A
Attachment112.3.3

image
Revison
Rev- 20.1203 RESPONSE TOCUNCIL'S RFI
DO NT SCALE THIS DRAWING.
FIGURED IMENSIONS TOAKE PRECDENCE
OVER SCALE. BUILDERS &CONTRACTORS TO
VERIFY AL DIMENSIONS ONSITE PRIO TO
COMENCEMNT OFWORKS.
THES PLANS REMAIN THE PROPERTY OF
PLANIG AND ESIGN AD ARE SUBJECT O
COPYRIGHT REGULATIONS
‹ D
DESIGN RESPONSE U
UNIT DEVLOPMENT 8
8 RAWSON AVENU, SUNHINE D
DATES
SCALED
DRAWN BY A
APR 204C
C.M P
PROJECT No. 7
7590 N
NORTH
1:50@A3
1:250@A1 O
OSBERT SRETD
D
U
L
C
I
E
S
T
R
E
T L
LORENZ STRET P
POLER
R
A
W
S
O
N
A
V
E
N
U P
POLE S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOSS
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOSS
SPOS S
SPOS S
SPOSS
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOSH
HWH
HWH
HWH
HWH
HWH
HW D
DESIGN RESPONSE E
EXISTNG CROSOVER TOSERVICE UNIT 1.1
1 22 33 44 55 L
LARGE LAWN ARE PROVIDES PACE FOR L
LANDSCAPING. 7
7 88 99 L
LANDSCAPING LOCATION TOPROVIDE SOFT B
BUFER AND SCRENIG BETWEN THE A
ADJOING PROPERTIES. S
SETBACKS BETWEN UITS AIMS TORETAIN E
EXISTNG SIHT LINES WITHN AD THROUGH TE S
SITE. HIS WIL ALSO REDUCE VISUAL BULK OF T
THE NW DEVLOPMENT. 6
6 1
10 P
PROPSED FRONT SRET SETBACK TO D
DEVLOPMENT ISYMPATHEIC TOHE A
ADJOING NEIGHBOURS. T
THER ARE NOPROPSED WALS TOBE UILT O A
ANY BOUNDARY FOR THIS DEVLOPMENT. N
NEW MAILBOXES FOR AL UNITS. P
PROPSED VEHICLE STORAGE FOR AL UNITS ARE L
LOCATED BEHIND THE LINE OFTHE FRONT D
DWELING TOHIDE THE DOMINACE OFCAR P
PARKING STRUCTRES FROM THE STRET-SCAPE. 1
1 P
PROPSED CROSOVER ALONG LORENZ STRET L
LOCATED TOHE RA OFTHE SITE OPROVIDE V
VEHICLE ACES TOUNIT 2&3. U
UPER FLOR LEVL OFDWELINGS ETBACK F
FROM SIDE BOUNDARIES TOREDUCE O
OVERSHADOWING AND VISUAL BULK TO A
ADJOING PROPERTIES. UPER LEVL FOTPRINT I
IS OFSET WITHN THE GROUND FLOR ENVLOPE T
TO REDUCE VISUAL BULK AND CREAT AMORE G
GRADUAL TRANSITON BETWEN THE SINGLE S
STOREY AND TWO-STOREY BUILDNG FORM. O
OPEN SPACES TOUNITS ARE ORIENTD TOWARDS N
NORTH PROVIDNG FUTRE SIDENCS WITH E
EXCLENT SOLAR CES AND ORTH LIGHT. O
OPEN SPACE ONSITE FOR EACH DWELING S D
DISTRIBUTED TOHE RA ND THROUGHOUT T
THE SITE. HE DVELOPMENT WIL PROVIDE S
SUFICENT PRIVATE OPEN SPACE FOR THE R
REASONABLE RCEATION, SERVICE AND S
STORAGE NEDS OFRESIDENTS. HE PRIVATE O
OPEN SPACES FOR AL DWELINGS ARE LOCATED O
OF LIVNG ARES. U
U1 (EXISTNG) G
GW SEWR DETAILS:S
SIZE:D
DPTHO
OFSE:1
142m OPVC 4
4.1m 1
1.4m T
TIE 1.35 P
POS P
POS1
185 5
503
370 5
590 8
83952
27804
4830 1
1270 P
PROPSED FOTPAH 6
601 P
PROPSED CROSOVER C
CARSPACEC
CARPORT 3
326Pò1
12
326Pò
2
2
2
3
3
3
4
5
6
6
6
7
7
7
7
8
9
90
10 1
1
1 1
1
13
U32
U2/L
S/LL
S/L/L
S/LAR
GARGEAR
GARGER
CARSPACEAR
CARSPACE26
326Pò6
326Pò
326Pò
326Pò28
Rev- 28.024 RESPONSE TOCUNCIL'S RFI30
Rev- 30.4204 RESPONSE TOCUNCIL'S RFIan
BrimbanklCouncilgMeeting5No. 635y160July 20247
7Aofa57m
Attachment12.3.3

image
Revison
Rev- 20.1203 RESPONSE TOCUNCIL'S RFI
DO NT SCALE THIS DRAWING.
FIGURED IMENSIONS TOAKE PRECDENCE
OVER SCALE. BUILDERS &CONTRACTORS TO
VERIFY AL DIMENSIONS ONSITE PRIO TO
COMENCEMNT OFWORKS.
THES PLANS REMAIN THE PROPERTY OF
PLANIG AND ESIGN AD ARE SUBJECT O
COPYRIGHT REGULATIONS
‹ K
KEY P
P.OSP
PRIVATE OPEN SPACE 8
8.2B
BUILDNG SETBACKS TO B
BOUNDARY FENC LINE H
HABITABLE WINDOWS C
CANOPY TRES S
S.POSS
SECLUDE PRIVATE OPEN SPACE V
V1 P
PHOT VIEW ANGLE P
POLE P
PITP
PHONE PIT P
POWER POLE H
HW N
NEIGHBOURHOD AND SITE D
DESCRIPTON PLAN U
UNIT DEVLOPMENT 8
8 RAWSON AVENU, SUNHINE D
DATES
SCALED
DRAWN BY C
C.M P
PROJECT No. 7
7590 N
NORTH
1:50@A3
1:250@A1 O
OSBERT SRETD
D
U
L
C
I
E
S
T
R
E
T L
LORENZ STRET P
POLER
R
A
W
S
O
N
A
V
E
N
U P
POLE S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOSS
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOSS
SPOS S
SPOS S
SPOSS
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOS S
SPOSH
HWH
HWH
HWH
HWH
HWH
HWH
HWH
HWH
HWH
HW M
MORNIG M
MIDAY S
SUN A
AFTERNON S
SUN S
SUN R
Rev- 28.024 RESPONSE TOCUNCIL'S RFI A
APR 204 R
Rev- 30.4204 RESPONSE TOCUNCIL'S RFI B
BrimbankCCouncilMMeetingNNo.6635116JJuly220248
8oof557A
Attachment112.3.3

image
GWW SEWER DETAILS:
SIZE:
DEPTH:
OFFSET:
142mm OPVC
4.11m 1.14m
TIE 1.35
POS
POS
1185
5500
3700
5905
8395
2780
4830
1270
PROPOSED FOOTPATH
6010
PROPOSED CROSSOVER
UP
UP
REV_
GROUND FLOOR PLAN
TP01
Revisions
Rev_ 12.09.2023 TOWN PLANNING SUBMISSION
UNIT DEVELOPMENT
8 RAWSON AVENUE,
SUNSHINE
DATE
SCALE
FEB 2024
1:100@A1
PROJECT No.
7590
ALL LEVELS SHOWN ARE TO AHD.
DO NOT SCALE THIS DRAWING.
FIGURED DIMENSIONS TO TAKE PRECEDENCE OVER SCALE. BUILDERS & CONTRACTORS
TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
THESE PLANS REMAIN THE PROPERTY OF PLANNING AND
‹
DESIGN AND ARE SUBJECT TO COPYRIGHT REGULATIONS N
NORTH D
DRWN D
DM/JS C
CHK -
--- G
GARAGE 3
3.5x6.0 G
GARAGE 3
3.5x6.0 C
CARSPACE 2
2.6x4.9 C
CARSPACE 2
2.6x4.9 R
REFE
ENTRY P
PORCH L
L'DRY W
WC T
TOTAL POS: E
ENTRY L
L'DRY M
MEALS P
PORCH U
U1 (EXISTING) U
U2 U
U3 D
DECK D
DECK T
TOTAL POS:
2 1
158.9 1
14.4 G
GROUND FLOOR AREA: U
UNIT 2 T
TOTAL AREA: C
CARPORT 3
3.5x6.0 S
SQ m
m 2
2 C
CARSPACE 2
2.6x4.9 S
SITE S
SITE PERMEABILITY: S
SITE AREA: S
SITE COVERAGE: 6
632.1 2
2m
m 2
23
332.5
m 2
22
253.4
m A
AREA SCHEDULE: 5
52.6% 440.0% U
UNIT 1 (EXISTING) T
TOTAL AREA:2
21
133.8mm
Pó G
GROUND FLOOR AREA: S
SQ m
m 2
21
150.2 C
CARPORT: 1
110.0 2
2 2
23.8 2
2m
m 2
2 6
67.3 m
m 2
21
18.31170.7
m m
m F
FIRST FLOOR AREA: 7
7620 6
63.7 7
76.9 2
2 4
4000 m
m G
GARAGE:2
22
24.3
m P
PORCH:
22
2.2
m U
UNIT 3 G
GROUND FLOOR AREA:
2 T
TOTAL AREA: 6
69.8
m 2
2S
SQmm 2
2 1
17.1 m
m F
FIRST FLOOR AREA: T
TOTAL POS:
61.1 6
65.3 G
GARAGE: m
m 2
2 22 2
22.4 2
2m
m P
PORCH:
1.4 G
GARDEN AREA REQ:3
38.2%2241.9
m 5
5935 m
m 7
7620 4
4000 3
326Pò65
659032
326Pò26
326Pò6
326Pò0
4120
326Pò
326Pò
LINEN
6725(Pó C
STORE40
CLGA
1040MA
GATEMA
MAIL30
MAIL10
309540
1040WC
409000
WC10
1000GA
1000EN
GATE20
ENTRY
82082
ROBEOB
820RO
ROBEEX
ROBE E
EX E
EX
EXF
EXIT
REFN
KITCHEN
LIVING B
MEALS B
BED 3 M
BED 2
MASTER0
EXAT
820EN
BATHL'
ENS/ E
L'DRY
EX
EX
EX
EX
EX
EXN
EX00
LINSL
2000L SLIMLINESL
2000L SLIMLINE P
NOTE:IO
PROVISIONS OF PEDESTRIAN VISIBILITY M
SPLAYS MEASURING 2.0m ACROSS ANDEE
2.5m DEEP INTO THE SITE TO THEED
PROPOSED CROSSOVER TO THE STREETWI
WHERE WITHIN THE SITE ANY STRUCTUREET
OR VEGETATION WITHIN THESE SPLAYSOT
MUST NOT BE MORE THAN 0.90m IN HEIGHTSD
FSDSD
ASDSD
ASDD
FSD
FSD D
DG
DG
DG
DG
DG D
DG D
DG
DG
DG
DG
DGNA
DGIS
MONA LISA BIKE RACKIS
MONA LISA BIKE RACKBL
PERMEABLEBL
PERMEABLEIN
ASD L
LINEN
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ASD
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1.8mH TP FENCEP1.8mH TP FENCETP
1.8mH TP FENCEN
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WIPHE
REF K
SHELFN
KITCHENHE
WIP P
SHELFED
PROPOSED 1m HIGH WHITE PICKET FENCECH
ELEC. CHARGE POINTCH
ELEC. CHARGE POINTAP
90mm GAP BETWEENNG
EXISTING WINDOW ANDED
PROPOSED SLIDING DOOROW
TO ALLOW FOR STRUCTURALOR
POST FOR CARPORT.0
EX0
800 9000
CL00
6000
1500Y900XI
PTYNG
EXISTING FOOTPATHNG
EXISTING WINDOW TO BE MODIFIED
CL00
EXCA
2000L CAPACITY TANK, TO BETE
CONNECTED TO ALL SANITARYNG
FLUSHINGCA
2000L CAPACITY TANK, TO BETE
CONNECTED TO ALL SANITARYNG
FLUSHINGRe
10008.
Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFIPE
5885BL
PERMEABLE PATHnk
Brimbank Council Meeting No.J635 162Julyo2024
9tofc57e
AttachmentƳ12.3.3

image
GWW SEWER DETAILS:
SIZE:
DEPTH:
OFFSET:
142mm OPVC
4.11m 1.14m
TIE 1.35
POS
POS
1185
5500
3700
5905
8395
2780
4830
1270
PROPOSED FOOTPATH
6010
PROPOSED CROSSOVER
DN
1:100@A1
UNIT DEVELOPMENT
8 RAWSON AVENUE,
SUNSHINE
REV_
FIRST FLOOR PLAN
TP02
Revisions
DATE
SCALE
ALL LEVELS SHOWN ARE TO AHD.
DO NOT SCALE THIS DRAWING.
FIGURED DIMENSIONS TO TAKE PRECEDENCE OVER SCALE. BUILDERS & CONTRACTORS
TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
PROJECT No.
7590
THESE PLANS REMAIN THE PROPERTY OF PLANNING AND
‹
DESIGN AND ARE SUBJECT TO COPYRIGHT REGULATIONS N
NORTH D
DRWNCCHK -
--- B
BED 3 R
ROBE B
BED 1 B
BED 2 B
BATH E
ENS U
U3 B
BED 1 U
U2 E
ENS S
STUDY 4
4745 1
1800 4
4690 2
2890 2
2230 U
U1 (EXISTING) D
DN R
ROBE B
BED 2B
BED 3R
ROBE R
ROBE S
SHELVES B
BATH 4
4830 4
4060 R
Rev_ 12.09.2023 TOWN PLANNING SUBMISSION A
ASD A
ASD A
ASD A
ASD A
ASD D
DG D
DG D
DG D
DG D
DG D
DG D
DG L
LINEN S
S/L S
S/L S
S/L R
ROBE R
ROBE
LINEN D
DG F
FEB 2024
DM/JS R
Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI B
BrimbankCCouncilMMeetingNNo.6635116JJuly220241
10oof557A
Attachment112.3.3

image
GWW SEWER DETAILS:
SIZE:
DEPTH:
OFFSET:
142mm OPVC
4.11m 1.14m
TIE 1.35
POS
POS
1185
5500
3700
5905
8395
2780
4830
1270
PROPOSED FOOTPATH
6010
PROPOSED CROSSOVER
1:100@A1
UNIT DEVELOPMENT
8 RAWSON AVENUE,
SUNSHINE
REV_
ROOF PLAN
TP03
Revisions
DATE
SCALE
ALL LEVELS SHOWN ARE TO AHD.
DO NOT SCALE THIS DRAWING.
FIGURED DIMENSIONS TO TAKE PRECEDENCE OVER SCALE. BUILDERS & CONTRACTORS
TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
PROJECT No.
7590
THESE PLANS REMAIN THE PROPERTY OF PLANNING AND
‹
DESIGN AND ARE SUBJECT TO COPYRIGHT REGULATIONS N
NORTH D
DRWNCCHK -
--- U
U3 U
U2 U
U1 (EXISTING) R
Rev_ 12.09.2023 TOWN PLANNING SUBMISSION S
S/L S
S/L S
S/L F
FEB 2024
DM/JS R
Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI B
BrimbankCCouncilMMeetingNNo.6635116JJuly220241
11oof557A
Attachment112.3.3

image
2700 340 2550
FFL 38.30
FCL
FCL
FFL
2700 340 2550
FFL 38.30
FCL
FCL
FFL
WB
GD
GD
WB
SR1
SR1
WB
WB
WB
CF
CF
CR
U2
U3
6875
ASD
ASD
DG DG
DG DG DG
DG DG DG
DG DG
6930
REV_
ELEVATIONS
TP04
Revisions
UNIT DEVELOPMENT
8 RAWSON AVENUE,
SUNSHINE
DATE
SCALE
1:100@A1
PROJECT No.
7590
ALL LEVELS SHOWN ARE TO AHD.
DO NOT SCALE THIS DRAWING.
FIGURED DIMENSIONS TO TAKE PRECEDENCE OVER SCALE. BUILDERS & CONTRACTORS
TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
THESE PLANS REMAIN THE PROPERTY OF PLANNING AND
‹
DESIGN AND ARE SUBJECT TO COPYRIGHT REGULATIONS D
DRWNCCHK -
--- T
T I T L E T
T I T L E 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL C
CR 1
1700 G
G3 W
WB W
WB
WBW
WB S
SR1 6
6810 U
U3 S
SOUTH ELEVATION S
SCALE 1:100 C
CF 3
3300 F
FFL F
FCL U
U1 (EXISTING) D
DGDDGD
DGDDGD
DG D
DG D
DG D
DG E
EXISTING COVERED A
AREA TO BE D
DEMOLISHED S
SITE BATTER 3
3485 T
T I T L E T
T I T L E W
WEST ELEVATION S
SCALE 1:100 2
2700 F
FFL F
FCL 3
3300 F
FFL F
FCL C
CARPORT G
GD W
WB 3
3330 2
2400 U
U1 (EXISTING) T
T I T L E T
T I T L E 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL N
NORTH ELEVATION S
SCALE 1:100 C
CF G
G1 1
1700 2
26066760 3
31752
275 5
54601
180 C
CRC
CRC
CR W
WB
WBW
WB
WB W
WB U
U2 3
3300 F
FFL F
FCL U
U1 (EXISTING) F
FSDF
FSDF
FSD1
1501
1504
4504
45044504
450 D
DGD
DG
DG
DG
DGD
DG D
DG D
DG D
DGE
EXISTING COVERED A
AREA TO BE D
DEMOLISHED E
EXISTING WINDOW TO B
BE EXTENDED TO FFL D
DG S
SITE BATTER M
MATERIAL SCHEDULE: S
SR1
SMOOTH RENDER FINISH F
FB
FACEBRICK WALL G
GD
SELECTED GARAGE DOOR W
WB
JAMES HARDIE LINEA CLAD G
G1
OBS GLASS FIXED G
G2
OBS GLASS - 150mm R
RESTRICTED AWNING G
G3 FIXED OBSCURE GLAZING (NOT FILM) W
WITH A MAXIMUM TRANSPARENCY O
OF 25% TO A MINIMUM HEIGHT OF 1
1.7m ABOVE THE FINISHED FLOOR L
LEVEL C
CF
1.8m HIGH COLORBOND FENCE K
KR
KLIP-LOK ROOF AT 2 DEGREE PITCH C
CR
SELECTED COLORBOND ROOF AT 2
22.5 DEGREE PITCH A
ALUMINIUM WINDOWS THROUGH-OUT C
COLORBOND GUTTERS, FASCIA'S AND D
DOWNPIPES T
T I T L E T
T I T L E 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL W
WB G
GDG
GD W
WBS
SR1S
SR1 W
WBW
WB W
WB C
CFC
CF C
CR U
U2U
U36
6875 3
3585 2
2400 2
2400 3
3415 5
5755 E
EAST ELEVATION S
SCALE 1:100 A
ASDA
ASD D
DGDDG D
DGDDGDDGD
DGDDGDDG D
DGDDG 6
6930 T
T I T L E T
T I T L E 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL W
WEST ELEVATION S
SCALE 1:100 C
CFC
CF G
G3
G3
G31
1700 6
65452
250 6
67702
250 5
53902
250 3
32002
250 C
CR C
CRC
CRC
CR W
WB
WB W
WB W
WBW
WB U
U3U
U2 I
INTERNAL G
G2 A
ASDA
ASD A
ASDA
ASD A
ASDA
ASDA
ASD D
DG
DG
DG D
DG
DG D
DG
DGD
DG D
DG D
DGD
DG D
DG
DG D
DG S
SITE BATTER R
Rev_ 12.09.2023 TOWN PLANNING SUBMISSION F
FCL F
FFL 1
1700 S
SCALE 1:50 A
ADJUSTABLE EXTERNAL SHADING DEVICE (
(STRAIGHT DROP AWNING AWNING SYSTEM) E
EXTERNAL SCREEN FABRIC TO A
ALLOW SUN/UV PROTECTION & AIR F
FLOW H
HEAD BOX TO PROTECT FABRIC & M
MINIMISE HEAT BUILD UP FOR PVC S
SKIN. H
HOLD DOWN STRAPS TO SECURE AWNING D
DEVICE AND ASSIST BOTTOM RAIL M
MOVEMENT IN STRONG WINDS A
ASD 2
2550 2
2100 H
HEAD HEIGHT W
WIN H C
CEILING HEIGHT 1
1660 1
1500 4
450 E
EAVE S
SCALE 1:50 4
450 EAVES SHADING2
25% OF HEIGHT 2
2700 C
CEILING HEIGHT S
SCALE 1:50 F
FIXED SHADING DEVICE2
2100H
HEAD HEIGHT 5
525 F
FIXED SHADING DEVICES TO BE A MINIMUM 2
25% OF THE DISTANCE FROM SILL HEIGHT T
TO THE BASE OF THE DEVICE AND ENTEND H
HORIZONTALLY TO BOTH SIDES OF THE W
WINDOW EQUAL TO THE DEPTH F
FSD C
CAR - 1800 4
4WD - 2050 O
OTHER - BY INSPECTION S
SCALE 1:100 M
MONA LISA BICYCLE RACK 1
180 5
580 4
420 F
FSD TO BE LIGHT GREY COLOURED OR SIMILAR A
ASD TO BE LIGHT GREY COLOURED OR SIMILAR F
FRONT FENCE ELEVATION S
SCALE 1:100 E
EXISTING 1.8H FENCE 1
1000 F
FEB 2024
DM/JS R
Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI B
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Attachment112.3.3

image
Revisions
REV_
GARDEN AREA PLAN
TP05
UNIT DEVELOPMENT
8 RAWSON AVENUE,
SUNSHINE
DATE
SCALE
1:100@A1
PROJECT No.
7590
ALL LEVELS SHOWN ARE TO AHD.
DO NOT SCALE THIS DRAWING.
FIGURED DIMENSIONS TO TAKE PRECEDENCE OVER SCALE. BUILDERS & CONTRACTORS
TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
THESE PLANS REMAIN THE PROPERTY OF PLANNING AND
‹
DESIGN AND ARE SUBJECT TO COPYRIGHT REGULATIONS N
NORTH D
DRWNCCHK -
--- G
GATE G
GATE 2
2 S
SITE S
SITE PERMEABILITY: S
SITE AREA: S
SITE COVERAGE: 6
632.1 2
2m
m 2
23
332.5
m 2
22
253.4
m 5
52.6% 440.0% G
GARDEN AREA REQ:3
38.2%2241.9
m G
GARDEN AREA INCLUDED G
GARDEN AREA NOT INCLUDED 4
41480 4
40306665544555 6
61206
60002
29360 1
1000 7
76207
7620 1
1040 1
1435 6
6000 6
6090 1
11370330008870 4
4120 6
65904
4000 R
Rev_ 12.09.2023 TOWN PLANNING SUBMISSION 4
4000 4
4000 1
1000 4
4020 3
3090 4
4105 F
FEB 2024
DM/JS R
Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI L
LANDSCAPE STRIP P
PERMEABLE PATH B
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Attachment112.3.3

image
GWW SEWER DETAILS:
SIZE:
DEPTH:
OFFSET:
142mm OPVC
4.11m 1.14m
TIE 1.35
POS
POS
1185
5500
3700
5905
8395
2780
4830
1270
PROPOSED FOOTPATH
6010
PROPOSED CROSSOVER
LEGEND
EXISTING SHADOWS
PROPOSED SHADOWS
REV
PROPOSED SHADOW DIAGRAM
SD01
DO NOT SCALE THIS DRAWING.
FIGURED DIMENSIONS TO TAKE PRECEDENCE
OVER SCALE. BUILDERS & CONTRACTORS TO
VERIFY ALL DIMENSIONS ON SITE PRIOR TO
COMMENCEMENT OF WORKS.
THESE PLANS REMAIN THE PROPERTY OF
PLANNING AND DESIGN AND ARE SUBJECT TO
COPYRIGHT REGULATIONS
Revisions
Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI
‹ D
DATE
SCALE
DRAWN BY C
C.M P
PROJECT No. N
NORTH S
SHADOW DIAGRAM 9AM 2
22nd OF SEPTEMBER A
APR 2024 1:250@A3 U
UNIT DEVELOPMENT 8
8 RAWSON STREET, SUNSHINE 7
7590 U
U1 (EXISTING) U
U3 U
U2 S
S/L S
S/L S
S/L R
Rev_ 30.04.2024 RESPONSE TO COUNCIL'S RFI T
T I T L E 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL H
H/W P
PROPOSED SHADOW SECTION 9AM S
SCALE 1:100 E
EXISTING SHADOW SECTION 9AM S
SCALE 1:100 T
T I T L E 8
8 RAWSON AVENUE 6
6A RAWSON AVENUE 8
8 RAWSON AVENUE 6
6A RAWSON AVENUE H
H/W B
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Attachment112.3.3

image
LEGEND
EXISTING SHADOWS
PROPOSED SHADOWS
REV
PROPOSED SHADOW DIAGRAM
SD02
DO NOT SCALE THIS DRAWING.
FIGURED DIMENSIONS TO TAKE PRECEDENCE
OVER SCALE. BUILDERS & CONTRACTORS TO
VERIFY ALL DIMENSIONS ON SITE PRIOR TO
COMMENCEMENT OF WORKS.
THESE PLANS REMAIN THE PROPERTY OF
PLANNING AND DESIGN AND ARE SUBJECT TO
COPYRIGHT REGULATIONS
Revisions
‹ D
DATE
SCALE
DRAWN BY C
C.M P
PROJECT No. N
NORTH S
SHADOW DIAGRAM12PM 2
22nd OF SEPTEMBER
1:250@A3 U
UNIT DEVELOPMENT 8
8 RAWSON STREET, SUNSHINE 7
7590 U
U1 (EXISTING) G
GWW SEWER DETAILS: S
SIZE: D
DEPTH: O
OFFSET: 1
142mm OPVC 4
4.11m 11.14m T
TIE 1.35 P
POS P
POS 1
1185 5
5500 3
3700 5
5905 8
8395 2
2780 4
4830 1
1270 P
PROPOSED FOOTPATH 6
6010 P
PROPOSED CROSSOVER U
U3 U
U2 S
S/L S
S/L S
S/L R
Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI A
APR 2024 R
Rev_ 30.04.2024 RESPONSE TO COUNCIL'S RFI T
T I T L E 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL P
PROPOSED SHADOW SECTION 12PM S
SCALE 1:100 E
EXISTING SHADOW SECTION 12PM S
SCALE 1:100 T
T I T L E 8
8 RAWSON AVENUE 6
6A RAWSON AVENUE 8
8 RAWSON AVENUE 6
6A RAWSON AVENUE H
H/WH
H/W B
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Attachment112.3.3

image
LEGEND
EXISTING SHADOWS
PROPOSED SHADOWS
REV
PROPOSED SHADOW DIAGRAM
SD03
DO NOT SCALE THIS DRAWING.
FIGURED DIMENSIONS TO TAKE PRECEDENCE
OVER SCALE. BUILDERS & CONTRACTORS TO
VERIFY ALL DIMENSIONS ON SITE PRIOR TO
COMMENCEMENT OF WORKS.
THESE PLANS REMAIN THE PROPERTY OF
PLANNING AND DESIGN AND ARE SUBJECT TO
COPYRIGHT REGULATIONS
Revisions
‹ D
DATE
SCALE
DRAWN BY C
C.M P
PROJECT No. N
NORTH S
SHADOW DIAGRAM 3PM 2
22nd OF SEPTEMBER
1:250@A3 U
UNIT DEVELOPMENT 8
8 RAWSON STREET, SUNSHINE 7
7590 U
U1 (EXISTING) G
GWW SEWER DETAILS: S
SIZE: D
DEPTH: O
OFFSET: 1
142mm OPVC 4
4.11m 11.14m T
TIE 1.35 P
POS P
POS 1
1185 5
5500 3
3700 5
5905 8
8395 2
2780 4
4830 1
1270 P
PROPOSED FOOTPATH 6
6010 P
PROPOSED CROSSOVER U
U3 U
U2 S
S/L S
S/L S
S/L R
Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI A
APR 2024 R
Rev_ 30.04.2024 RESPONSE TO COUNCIL'S RFI T
T I T L E 2
2700334022550 F
FFL 38.30 F
FCL F
FCL F
FFL P
PROPOSED SHADOW SECTION 3PM S
SCALE 1:100 E
EXISTING SHADOW SECTION 3PM S
SCALE 1:100 T
T I T L E 8
8 RAWSON AVENUE 6
6A RAWSON AVENUE 8
8 RAWSON AVENUE 6
6A RAWSON AVENUE H
H/WH
H/W B
BrimbankCCouncilMMeetingNNo.6635116JJuly220241
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Attachment112.3.3

image
 
Detailed Assessment
Application Number:
P475/2023
Location:
8 Rawson Avenue, Sunshine
Proposal:
Alterations to the existing dwelling and construction of two (2) double
storey dwellings to the rear
Applicant:
Planning & Design
Have all fees been
paid?
Planning Application Fees
Yes
Public Notice Fees
Yes
Section 57 Fees
Yes
Metropolitan Planning Levy
Certificate provided?
N/A
Zoning/Overlay:
General Residential Zone Schedule 1
Development Contributions Plan Overlay Schedule 2.
Adjoining
Zoning/Overlay:
All surrounding land is zoned General Residential Zone and is affected
by a Development Contributions Plan Overlay Schedule 2.
Potential
Contamination:
A detailed history search of the subject site has not revealed any
industrial or potentially polluting uses. No further assessment is
required.
Proximity to former
Land Fill sites:
The site is located outside the recommended buffer distance from the
nearest former landfill. Accordingly, no landfill gas assessment of this
site is required prior to the proposed development.
Cultural Heritage
Management Plan:
Although the site is located within an area designated as being of
Aboriginal Cultural Heritage Significance, a Cultural Heritage
Management Plan (CHMP) is not required. The development is for the
construction of two new dwellings, creating a total of three dwellings.
Pursuant to Regulation 10 –
The construction of 3 or more dwellings on a lot or allotment is an
exempt activity if the lot or allotment is—
(a) not within 200 metres of the coastal waters of Victoria, any sea
within the limits of Victoria or the Murray River;
and
(b) less than 0·11 hectares.
The site is not located within 200m of a specified location, and has an
area less than 0.11 hectares (1,100sqm).
Restrictive
Covenant:
No covenant is registered on the title.
Section 173
Agreement:
There is no Section 173 Agreement registered on the title.
Planning History:
There are no previous planning permits or refusals issued for this site.
Site Inspection
Date:
A site inspection was carried out on 5 January 2024 and again on 2 July
2024.
Brimbank Council Meeting No. 635 16 July 2024
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Attachment 12.3.4

image
NearMap aerial image dated May 2024
View of subject site from Lorenz St on 5 January 2024.
Considered Plans:
Advertised Documents and Plans – all received on 30 April 2024.
The main plans are included in
Attachment 3
to this report.
Permit Required
Pursuant to:
Definition of Use
Pursuant to Clause 73.03 of the Brimbank Planning Scheme the
proposed use is defined as a dwelling.
Use
Pursuant to the table at Clause 32.08-2 under the General Residential
Zoning provision, a dwelling is a Section 1 Use and
does not
require a
planning permit.
Development
A planning permit
is required
pursuant to Clause 32.08-6 under the
General Residential Zoning provision to:
Construct a dwelling if there is at least one dwelling existing on the lot.
Construct two or more dwellings on a lot.
The development must meet the requirements of Clause 55.
SUBJECT SITE
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Attachment 12.3.4

image
Overlay:
A Development Contributions Plan Overlay applies to the site and whilst
this does not trigger the need for a planning permit, any permit issued
must include conditions to give effect to the approved Development
Contributions Plan.
Other:
Clause 52.06 – Car parking establishes car parking rates, and provides
design guidelines for car parking spaces and accessways.
Proposal Details:
The proposal involves works to the existing dwelling (internal works
and the construction of a new carport) and the construction of two
double storey dwellings to the rear of the lot, with access from Lorenz
Street. The plans and elevations are provided in
Attachment 3
.
Existing Dwelling
Works to the existing dwelling include the demolition of two roofed
elements located to the rear of the dwelling, one of which extends to
the northern side boundary. The remaining demolition works involve
the removal of two outbuildings. The structures to be demolished have
a larger footprint than the dwelling that is to be retained.
The existing dwelling contains three bedrooms. The demolition of
internal walls will enable the creation of an L-shaped open plan living
area positioned to the northern side and rear of the dwelling.
New works to the dwelling include the construction of a carport with a
roller door for security, with the carport positioned in line with the front
wall of the dwelling. The carport will be provided with a tandem car
space. A flat roof screened by a brick parapet wall to the front
elevation will be supported by four posts. The carport will be located
on the northern side of the dwelling and will be accessed via the
existing crossover. A sliding door and window will be installed to the
new living room, positioned adjacent to the carport. The fixed glazing
shall be positioned under the flat roof to the carport, with the sliding
door located to the unroofed wall.
The remnant driveway paving will be removed and replaced with grass
and landscaping. A new internal fence shall be installed 1m from the
rear wall of the dwelling to separate the land associated with this
dwelling from that of the proposed dwellings.
Proposed Dwellings
Two double storey attached dwellings are proposed to be constructed
to the rear portion of the lot, both with frontage to Lorenz Street. The
interface with Lorenz Street is a court bowl configuration.
Each new dwelling is provided with both vehicle and pedestrian entry
from Lorenz Street. Dwelling 2 contains an entry positioned to the side
of the porch with a window for surveillance from the hall provided
within the front wall. Dwelling 3 provides a covered entry positioned
under a projecting porch with a side window providing surveillance from
the hall.
A double width crossover is proposed to be constructed to provide
access to a double width driveway providing access to the two single
side by side incorporated garages and tandem car spaces. Each garage
has direct access into the dwelling via the laundry. The single width
driveways are separated by a landscape bed for the majority of their
depth.
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Attachment 12.3.4

image
The ground floor layouts of Dwellings 2 and 3 are similar. The ground
floor provides an open plan living area with windows on two external
walls. Access to the rear yard will be via sliding doors located in the
rear elevation. The secluded private open space has a depth of 4m
with additional open space located along the side setback and front
yard.
The first-floor levels have individual designs. Each dwelling contains a
total of 3 bedrooms, one with an ensuite and a central bathroom.
Dwelling 3 contains an open study which is too small to be converted
into an additional bedroom. First floor walls are setback from the side
boundaries, with sheer double storey elements proposed to each façade
and the central portion of each rear elevation.
The building forms are contemporary. Wider cladding boards in a
horizontal arrangement are proposed for both ground and first floor
wall finishes, posing a lightweight appearance to both levels of the
buildings. The front porches will be cantilevered and finished in render.
The roofs present centrally positioned matching gables at the first-floor
level to the façade. All remaining first floor roof elements are hipped
and constructed in metal cladding. The limited ground floor roof
elements are flat and will be screened by parapet walls.
Site & Surrounds:
Subject Site
The subject site is located on the east of Rawson Avenue and the
majority of the rear boundary faces directly onto Lorenz Street. The
dual street frontage of the lot is unusual. The subject site is regular in
shape, generally flat and has a frontage of 15.24m, a depth of 41.48m
and a total site area of 632sqm.
A 1.22m wide drainage and sewerage easement occupies the rear
boundary for its full length.
The existing dwelling is to be retained, with works outlined in the
‘Proposal’ section above. The dwelling is typical of original buildings
within the locality, presenting a simple form and site layout that
provides side access and a larger rear yard that is currently dominated
by covered structures and outbuildings.
Surrounding Area
The site has interfaces with two streets, being Rawson Avenue and
Lorenz Street. Each street presents a varied character.
Within Rawson Avenue, original buildings were modest in their floor
area. Many buildings retain their original configuration while a smaller
number contain rear additions. Many lots contain multiple outbuildings
located in the rear yard, positioned along one side boundary. One
anomaly is No. 13 Rawson Avenue which contains a dwelling with an
offset alignment and presents a double storey element constructed to
the rear of the original building.
The site to the south, being No.6A Rawson Avenue is the only other lot
with a partial interface to Lorenz St. This lot does not provide access to
Lorenz Street, with vehicle access to the incorporated garage provided
from Rawson Avenue. The site has been redeveloped with two single
storey side by dwellings with an extended building length and mirror
image layout.
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Attachment 12.3.4

image
A similar form of redevelopment is present at No’s. 5 and 9 Rawson
Avenue on the opposite side of the road, where double storey attached
dwellings are present. Each of these dwellings contains an
incorporated single garage with tandem space located on the side
boundary. The first-floor footprints are notably shorter than the
extensive ground floor elements.
To the north, No. 14 Rawson Avenue is the only example of an infill
development where the original building was retained with a second
dwelling constructed to the rear.
Lorenz Street contains mostly single dwellings with similar
characteristics to the original dwellings within Rawson Avenue. A mix
of brick and timber dwellings are present, with hipped and gable forms
identified. Roof materials are tiles or galvanised iron. Site layouts
provide a dwelling with side driveway, low front fence and landscaping
in the front setback. A double storey addition is present to the front of
the dwelling located at No. 3 Lorenz Street.
Infill development is present in the form of two double storey dwellings
fronting the street at Nos. 8 and 10 Lorenz Street, with two single
storey dwellings located to the rear of the consolidated site. All four
dwellings share a centrally positioned accessway. The front elevations
of the double storey dwellings present sheer double storey walls with
first floor gable elements. Ground floor walls are constructed in brick
and rendered finishes, with first floor walls finished in lightweight
materials.
Notification:
As it was considered that the proposal may cause material detriment,
the application was advertised to owners and occupiers of adjoining
properties in accordance with Section 52 of the
Planning and
Environment Act 1987.
Advertising was undertaken by the following
means:
On Site Notice
Yes
Mail
Yes
Newspaper
No
Objections:
Yes
No.
12
(Note - one objector submitted an individual objection and is part of a
joint objection. These have been counted as two separate objections).
The amended plans were readvertised, and updated comments from
three original objectors were received emphasising that the amended
plans do not address the main concern of access from Lorenz Street.
The objections are summarised as follows:
Court bowl / cul du sac issues
Lorenz Street parking / traffic
Waste bins storage and collection
Planning considerations
Neighbourhood character
General amenity issues
Other – Commercially based, breaches Charter of Human Rights
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Attachment 12.3.4

image
Further details on each summarised point and an assessment against
the grounds of objection are provided under
Officer’s Comments
later in
this report.
Referrals:
The application was referred to the following departments.
Internal:
Traffic:
Council’s Traffic Engineering Unit supports the application subject to
the following conditions:
CC01B: Car Park Construction – Residential
CC03: Vehicular Crossings
CC04: Vehicle Crossing Naturestrip and Footpath Reinstatement
CC07: Determining Infrastructure in Road Reserve
Vehicle crossing splays to be annotated on plans 1200mm required
Drainage:
Council’s Drainage Engineering Unit supports the application subject to
the following conditions:
EC01: Access to Site
EC02: Stormwater Retention
EC03: Drainage and Sewerage Connection
EC05: Services to be Shown
Standard conditions regarding Kerbs
Vehicle Crossings
Waste Services
Council’s Waste Services have confirmed that there is already difficulty
for garbage trucks to turn around in the cul de sac of Lorenz Street due
to the narrow nature of it. An additional two units would make it more
difficult for a truck to turn around if cars are parked within the cul de
sac. A suggestion is to make the cul de sac section of this street a ‘no
standing zone’ either permanently or on bin days (which in this case is
a Tuesday). Their preference is for a permanent ‘no standing zone’.
The comments from Waste Services were relayed to Council’s Traffic
Engineers who advised that there are a number of options including:
- Waste Services to send a letter to residents advising not to park
in the street and obstruct truck movements on bin days.
- No standing signs for the top portion of the cul de sac at the cost
of the developer – including mail outs, consultation and signage.
- Enforcement when cars are parked illegally.
Assessment:
Given the above comments, Planning officers had a look at the parking
situation in the past year and where cars are currently parking. The
aerial images below are from NearMap and any cars parked in the cul
de sac are highlighted in ‘yellow’
Brimbank Council Meeting No. 635 16 July 2024
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Attachment 12.3.4

image
On street parking should be available for visitors rather than residents
who ideally should park on their property. The images have not been
taken on bin collection day, so it is unknown whether cars are parked in
the cul de sac of these days.
The new double crossover proposed as part of the application at the top
of the court will take away an area where residents are currently
parking. It is likely they are parking there because there are currently
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Attachment 12.3.4

image
no crossovers at the end of the cul de sac so vehicles parking there are
not blocking access to any properties.
The current application raises a concern that some of the on-street
parking would no longer be available at the cul de sac part of the
street. This is an issue with most cul de sacs where the curvature of
the bowl limits car parking.
The configuration of the court bowl does not actually allow for any
vehicles to park in the court bowl however the aerials indicate that this
is currently happening. Creation of access to the proposed
development will not result in the reduction of official car parking
spaces within Lorenz Street. Further, the creation of access from the
court bowl will not prevent vehicles legally conducting multiple
manoeuvres within the court bowl to exit the street in a forward
direction.
Crossovers are commonly allowed at the head of the court and such
arrangement will have no impact on the ability of trucks to turn.
Further investigation following Planning Forum
Following the Planning Forum where it was outlined by the objectors
that the garbage truck currently reverses down Lorenz Street to collect
the bins, and that all bins were collected from the northern side of the
street, Planning Officers undertook discussions with Waste Services
Officers who confirmed that this was the case. They advised that this
was to prevent the garbage trucks having to reverse out onto Dulcie
Street if they were unable to turn around at the end of Lorenz Street,
because Dulcie Street tends to be a busy road.
Waste Services advised that they believe that there was the ability to
place some additional bins on the northern side of the court bowl (even
when the proposed crossover is constructed) without obstructing any
crossovers. They advised that the arms on the garbage trucks can
reach out from the side of the vehicle so the bins did not necessarily
need to be in line with the straight section of the court.
Waste Services still advised that it is their preference that the court
bowl itself was a “no standing” zone, but acknowledged that this was
not imperative given that the trucks do not currently turn around in this
area. Council’s Traffic Engineers were also involved in this discussion
and agreed that this was not imperative and that they were satisfied
with the response from Waste Services.
ESD Officer
Council’s ESD Officer supports the application subject to the following
conditions:
Drawings
Revise the drawings to provide the following to the satisfaction of the
responsible authority:
The following should be detailed on the plans (floor, elevation,
landscape and roof plans where possible):
(1) Provide at least one openable sash in the first-floor stair window,
with remote operation if out of reach.
(2) Note all windows can be locked open.
(3) Note electric vehicle charging electrical (32 Amp. minimum)
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(4) Provide a WSUD Plan in the main drawing set, annotate tank
connection to all toilets and irrigation in each dwelling, and remove
reference to raingardens.
SDA
Amend the SDA to provide the following to the satisfaction of the
responsible authority:
(5) Revise text in the body of the SDA (not appendices) to remove
duplicate information, and provide clear commitments to the
following:
(a) electric vehicle charging electrical will be a minimum Level
2 (32 Amp. minimum)
(b) rainwater tanks will be connected to all toilets and irrigation
in each dwelling.
(c) timber is to be sourced from sustainably managed sources
that hold third party verification is sought (e.g. FSC/PEFC
‘Responsible Wood’).
(6) Provide space heating and cooling which has energy efficiency
which is rated within one star of the best available and adjust BESS
accordingly.
(7) Provide LED lighting with best practice efficiency and remove
reference to fluorescent lighting.
(8) Include a full copy of the published BESS report within the SDA
after revision to include:
(a) Use 5-star minimum efficiency for gas heating, and 4 stars
to represent an average rating for heat pumps heating or
cooling.
(b) Changes triggered by other conditions.
(9) Provide a recycling target to ensure waste avoidance, reuse and
recycling of materials during demolition and construction.
STAND ALONE CONDITION
The performance of any Water Sensitive Urban Design (WSUD) device
must be monitored and maintained such that it continues to meet Best
Practice standards. In the event that the device fails to meet Best
Practice standards it must be repaired or replaced with an alternate at
the cost of the owner/operator to the satisfaction of the Responsible
Authority.
External:
The application was not required to be referred externally.
Discussion on Referral Advice
The above mentioned conditions should be included on any permit
issued.
Discussion on the Waste Services response is included above, including
their further response following the Planning Forum.
Planning Scheme
Requirements:
Municipal Planning Strategy
Clause 02
Municipal Planning Strategy
Clause 02.03-4
Built Environment and Heritage
Clause 02.03-5 – Housing
Planning Policy Framework
Clause 15 – Built Environment and Heritage
Clause 15.01-1S – Urban Design
Clause 15.01-2L – Building Design
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Clause 15.01-4R – Healthy Neighbourhoods – Metropolitan (20-minute
city)
Clause 15.01-5 – Neighbourhood Character
Clause 15.01-2L-02 – Environmentally Sustainable Development (ESD)
Clause 16 - Housing
Clause 16.01-1 – Housing Supply(if 3 or more dwellings)
Clause 16.01-2 – Housing Affordability
Clause 19 - Infrastructure
Clause 19.03-3S – Integrated Water Management
Zoning Provisions
Clause 32.08 – General Residential Zone Schedule 1
Overlay Provisions
Clause 45.06 – Development Contributions Plan Overlay Schedule 2
Particular Provisions
Clause 52.06 – Car Parking
Clause 53.18 – Stormwater Management in Urban Development
Clause 55 – Two or More Dwellings on a Lot and Residential Buildings
General Provisions
Clause 65 – Decision Guidelines
Clause 66.02 – Use and Development
Comparison against
Planning Controls:
Municipal Planning Strategy
Clause 02.03 - Settlement
- Clause 02.03-4 – Built Environment and Heritage
Built environment
Strategic directions:
Encourage, innovative built form, configuration and design in
areas where a change in character is encouraged.
Support development that incorporates durable and weather
resistant building materials.
Facilitate the delivery of attractive, safe, high amenity
neighbourhoods that have a strong sense of identity.
- Clause 02.03-5 – Housing
Residential development
Strategic directions:
Encourage increased residential development in and around
activity centres that are well serviced by public transport,
services and community facilities.
Encourage medium density development in incremental changes areas,
as shown on the Housing map.
Planning is to anticipate and respond to the needs of existing and
future communities through provision of zoned and serviced land for
housing, employment, recreation and open space, commercial and
community facilities and infrastructure.
Assessment
The location of this site within the General Residential Zone provides in
principal support for a medium intensity of infill residential
development that is an appropriate design, having regard to the design
provisions contained within the scheme. The inclusion of the land
within the General Residential Zone reflects the level of access future
occupants of the site would have in relation to physical and social
infrastructure and services.
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The site has a typical lot area with dimensions that match those of the
adjoining and nearby sites. It is the interface with a road to the rear of
the site being Lorenz Street that creates an unusual feature of the lot –
a characteristic that is only shared with No.6A Rawson Avenue to the
south of the site.
In summary, this site has an unusual opportunity due to the dual street
frontages and the proposal utilises this opportunity to create dwellings
with frontage to each street.
The application has been assessed against the Municipal Planning
Strategy and it is considered that the proposed development is
consistent with relevant policies contained within this section of the
Brimbank Planning Scheme.
Planning Policy Framework
Clause 15 – Built Environment and Heritage
- Clause 15.01-1L – Urban Design - Brimbank
Strategies
Encourage low-level planting adjacent to windows, fencing and
pathways to define private and public land.
Encourage landscaping design that complements that landscape
treatments of adjoining public spaces.
Encourage landscaping that enhances pedestrian safety, provides clear
sight lines and does not create concealed spaces.
Ensure outdoor spaces are design to be safe, accessible and adaptable
so that they can be used by different age groups and for different
purposes.
Encourage lighting along pedestrian pathways.
Policy Guidelines:
Using indigenous, drought tolerant species in landscapes areas.
Avoiding the use of species identified as environmental weeds.
Assessment:
The scheme seeks development that takes the site characteristics into
consideration, as well as the neighbourhood character considerations
which require the design response to have appropriate regard for the
nearby building and development forms.
The neighbourhood character considerations reflect the varied scale of
development presented to each of the street interfaces, the public
realm and in the wider surrounding area. The scheme seeks
development that respects the characteristics of development in the
locality and dwellings in single and double storey buildings with
traditional layouts and incorporated car parking facilities. The scheme
also seeks to achieve development that presents appropriate building
bulk and highly articulated buildings to the street and adjoining
properties. The neighbourhood character is created by the original
relatively modest buildings and more recent infill developments where
double storey building form presented to the street is typical (8-10
Lorenz Street).
- Clause 15.01-2L – Building Design
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Strategies
Incorporate external services and equipment such as storage,
plumbing, heating, ventilation and lift over-runs into the building
design and conceal them from public view.
Encourage unobtrusive waste collection and storage areas that are
screened from the street and accessible by waste collection
vehicles.
Encourage covered car parking spaces to be located behind the
front façade of dwellings.
Provide for landscaping opportunities within front and side setbacks
and between dwellings in new developments.
Assessment:
The proposal utilises high quality materials and ensures the
development is oriented toward the street. The design and scale of the
proposed development is such that it will contribute positively to the
streetscape and character of the area. The double storey and attached
building elements are present in both adjoining streets. The use of
lightweight materials at both building levels will create an infill
development with a softened appearance, creating a new contemporary
building form in the locality.
- Clause 15.01-2L-02 – Environmentally Sustainable Development
This policy complements a range of non-statutory measures aimed at
encouraging environmentally sustainable development through energy
performance, integrated water management, indoor environment
quality, transport, waste management and urban ecology. The
overarching objective is that development should achieve best practice
in environmentally sustainable development from the design stage
through to construction and operation.
Strategies
Facilitate development that minimises environmental impacts.
Encourage environmentally sustainable development that:
Is consistent with the type and scale of the development.
Responds to site and opportunities and constraints.
Adopts best practice through a combination of methods, processes
and locally available technology that demonstrably minimises
environmental impacts.
Reduce urban heat island effects through building design, landscape
design, water sensitive urban design and the retention and provision of
canopy and significant trees.
A Sustainable Design Assessment (SDA) was submitted and the plans
include the recommendations of the environmental report.
- Clause 15.01-5L Neighbourhood character
The objective is to recognise, support and protect neighbourhood
character, cultural identity and sense of place to ensure that
development responds to its cultural identity and contributes to existing
and preferred neighbourhood character.
Strategies
Orient development to address the street frontage.
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Preserve or enhance the landscape character by:
Ensuring access ways are located to minimise any impact on street
trees.
Ensuring driveways and hard stand areas do not dominate the
frontage of dwellings.
Encouraging the retention and planting of new canopy trees,
especially within front setbacks.
Ensure secluded private open space is located behind the front façade
of dwellings.
Policy guidelines (consider as relevant):
Providing no more than one vehicle crossover per site frontage.
Assessment:
The construction of a carport to the side of the existing dwelling is
typical of development on single dwelling lots. The development
retains the Rawson Avenue streetscape character, resulting in minimal
change being proposed albeit with the double storey dwellings having a
limited level of visual intrusion. There is no opposition to further
double storey dwellings being developed in the locality, subject to an
appropriate level of amenity being retained for the adjoining properties
and an acceptable quality of design being provided.
The creation of two additional dwellings in the rear portion of the site
with access to Lorenz Street creates an efficient site layout with the
benefit of providing each dwelling with direct street frontage and
private vehicle access. The double storey nature of the new dwellings
creates a lower site coverage and replicates the general form and scale
of nearby infill developments. The existing boundary fence fronting
Lorenz Street will be replaced by two double storey dwellings fronting
the street.
Clause 16 – Housing
- Clause 16.01-1L – Housing Supply - Brimbank
Strategies
Increase the amount of housing and a mix of dwelling types in and
around the Sunshine Metropolitan Activity Centre, where there is good
access to services, facilities and transport.
Assessment
The development provides one dwelling with a single floor level that
could be modified to provide accommodation for a person/s of limited
mobility.
The proposed dwellings contain bedrooms only at the first floor level,
and could not be occupied by a person/s of limited mobility. These
dwellings are capable of providing accommodation for families, with
each dwelling having three bedrooms plus a separate study. The site is
within a reasonable walking distance from the Sunshine Campus of
Victoria University, Sunshine Harvester Primary School and the
Sunshine Town Centre.
The application has been assessed against the Planning Policy
Framework and it is considered that the proposed development is
consistent with relevant policies contained within this section of the
Brimbank Planning Scheme.
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Zoning and Overlay Provisions
Clause 32.08 – General Residential Zone (Schedule 1)
Purpose:
To implement the Municipal Planning Strategy and the Planning
Policy Framework.
To encourage development that respects the neighbourhood
character of the area.
To encourage a diversity of housing types and housing growth
particularly in locations offering good access to services and
transport.
To allow educational, recreational, religious, community and a
limited range of other non-residential uses to serve local community
needs in appropriate locations.
The purpose of the zone (as listed above) is considered throughout the
assessment of this is report.
Clause 32.08-1 – Neighbourhood Character Objectives
This clause states that the Schedule must contain neighbourhood
character objectives to be achieved for the area, however no objectives
are currently included in the Schedule.
Clause 32.08-4 – Construction or extension of a dwelling or residential
building
This clause was introduced into the planning scheme on 27 March 2017
via VC110 and specifies the following requirements:
Minimum garden area requirement
An application to construct or extend a dwelling or residential building
on a lot, must provide the minimum garden area at ground level as set
out in the following table:
Lot size
Minimum percentage of a lot set
aside as garden area
400 - 500 square metres 25%
501 - 650 square metres 30%
Above 650 square metres 35%
The subject site is 632sqm, requiring a minimum garden area of 30%.
A garden area of 32% has been set aside for this allotment, meeting
the minimum requirements.
Clause 32.08-7 – Requirements of Clause 55
Clause 32.08-5 list specific requirements within Schedule 1 which
overrides the following standards of Clause 55 (ResCode):
B13 (landscaping) and
B28 (private open space).
The provision states that if a requirement is not specified in a schedule
to this zone, the requirement set out in the relevant standard of Clause
55 applies.
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Clause 32.08-10 – Maximum building height for a dwelling or
residential building
This clause specifies the following requirements:
A building must not be constructed for use as a dwelling or a residential
building that:
exceeds the maximum building height specified in a schedule to this
zone; or
contains more than the maximum number of storeys specified in a
schedule to this zone.
If no maximum building height or maximum number of storeys is
specified in a schedule to this zone:
the building height must not exceed 11 metres; and
the building must contain no more than 3 storeys at any point.
As there is no height specified in the schedule to the zone, the
maximum building height therefore should not exceed 11 metres and
contain no more than 3 storeys at any point.
The proposal has a maximum building height of 6.9m and contains no
more than 2 storeys, meeting the requirements specified above.
Clause 32.08-13 - Decision Guidelines
The relevant decision guidelines within the General Residential Zone
states:
Before deciding on an application, in addition to the decision guidelines
in Clause 65, the responsible authority must consider, as appropriate:
The Municipal Planning Strategy and the Planning Policy Framework.
The purpose of this zone.
The objectives set out in a schedule to this zone.
Any other decision guidelines specified in a schedule to this zone.
The impact of overshadowing on existing rooftop solar energy
systems on dwellings on adjoining lots in a General Residential
Zone, Mixed Use Zone, Neighbourhood Residential Zone, Residential
Growth Zone or Township Zone.
For the construction and extension of two or more dwellings on a
lot, dwellings on common property and residential buildings, the
objectives, standards and decision guidelines of Clause 55.
No roof mounted solar panels have been identified on the adjoining
buildings.
In addition to the above, the following decision guidelines are stipulated
within the Schedule to the zone:
Whether the development provides for an appropriate transition in
built form, scale and height to the adjoining Neighbourhood
Residential Zone or Residential Growth Zone.
The extent to which the proposed building or works assists in
respecting and enhancing the character of the area.
The extent to which the proposed buildings or works retain existing
canopy trees and create new opportunities for landscaping and
adequate space for canopy tree planting.
The extent to which the proposed built form reflects prevailing side
setbacks, where applicable.
The layout and appearance of areas set aside for car parking,
access and egress and the location of any proposed off-street car
parking.
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Whether garages and carports are located behind the façade of the
proposed development.
Whether a variation to the requirements of part 2.0 would result in
a loss of on or offsite amenity.
The above decision guidelines have been considered throughout this
report, in particular against the objectives and standards of ResCode.
Note that no ‘design objectives’ have been set in the schedule to the
zone at this time.
Clause 45.06 - Development Contributions Plan Overlay (Schedule 2)
The purpose of the Development Contributions Plan Overlay is:
To identify areas which require the preparation of a development
contributions plan for the purpose of levying contributions for the
provision of works, services and facilities before development can
commence.
It applies to all new development that results in additional demand
units, meaning the levy amount is based on the proposed increase in
the number of dwellings on a site.
The site is located within a specified charge area as detailed at Clause 1
of the Schedule. The contribution amounts are current as at 30 June
2016 and will be adjusted annually on July 1 each year to cover
inflation, by applying the Consumer Price Index for Melbourne (All
Groups) as published by the Australian Bureau of Statistics.
A condition will be included on any permit to issue requiring the
payment of the development contribution, in accordance with the
requirements of this overlay.
The application has been assessed against the relevant zoning and
overlay provisions and it is considered that the proposed development
is consistent with the purpose of the zoning and overlay controls
contained within the Brimbank Planning Scheme.
General Provisions
Clause 65.01 requires that before deciding on an application or approval
of a plan, the Responsible Authority must consider, as appropriate:
The matters set out in section 60 of the Act.
Any significant effects the environment, including the
contamination of land, may have on the use or development.
The Municipal Planning Strategy and the Planning Policy
Framework.
The purpose of the zone, overlay or other provision.
Any matter required to be considered in the zone, overlay or other
provision.
The orderly planning of the area.
The effect on the environment, human health and amenity of the
area.
The proximity of the land to any public land.
Factors likely to cause or contribute to land degradation, salinity
or reduce water quality.
Whether the proposed development is designed to maintain or
improve the quality of stormwater within and exiting the site.
The extent and character of native vegetation and the likelihood
of its destruction.
Whether native vegetation is to be or can be protected, planted
or allowed to regenerate.
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The degree of flood, erosion or fire hazard associated with the
location of the land and the use, development or management of
the land so as to minimise any such hazard.
The adequacy of loading and unloading facilities and any
associated amenity, traffic flow and road safety impacts.
The impact the use or development will have on the current and
future development and operation of the transport system.
The relevant matters set out in s60 of the Act are:
(1) Before deciding on an application, the responsible authority must
consider—
(a) the relevant planning scheme; and
(b) the objectives of planning in Victoria; and
(c) all objections and other submissions which it has received and
which have not been withdrawn; and
(d) any decision and comments of a referral authority which it has
received; and
(e) any significant effects which the responsible authority
considers the use or development may have on the
environment or which the responsible authority considers the
environment may have on the use or development; and
(f) any significant social effects and economic effects which the
responsible authority considers the use or development may
have.
(1B) For the purposes of subsection (1)(f), the responsible authority
must (where appropriate) have regard to the number of objectors
in considering whether the use or development may have a
significant social effect.
The application has been assessed against the Decision Guidelines, in
particular Clause 65.01 (Approval of an Application or Plan) of the
Planning Scheme and section 60(1) and (1B) of the Act, and it is
considered that the proposed development meets the relevant decision
guidelines contained within this section of the Brimbank Planning
Scheme, subject to certain conditions being included on any planning
permit issued (these conditions are outlined throughout this report).
Whilst it is noted that there are 12 objections to this planning
application, the grounds of objection raised relate predominantly to
amenity considerations, neighbourhood character, car parking and
traffic concerns. None of these items specifically relate to significant
social effects.
Particular Provisions
Clause 52.06 – Car Parking
Clause 52.06-5 sets out the following requirements for car parking on
site:
1 car space to each 1 or 2 bedroom dwelling;
2 spaces to each 3 or more bedroom dwelling (with studies or studios
that are separate rooms counted as a bedrooms);
And
1 visitor’s space to every 5 dwellings (for development of 5 or more
dwellings), unless the land is located within the Principal Public
Transport Network Area, then no visitor space required.
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The proposal includes the following car parking spaces in accordance
with the standard requirement:
Dwelling 1 (existing dwelling) contains 3 bedrooms and is provided with
2 car spaces in the form of a single carport and tandem car space.
Dwelling 2 contains 3 bedrooms and is provided with 2 car spaces in
the form of a single garage and tandem car space.
Dwelling 3 contains 3 bedrooms and is provided with 2 car spaces in
the form of a single garage and tandem car space.
In relation to the garage doors, where a tandem space is provided in
front of the carport or garage to each dwelling, the garage door has
been notated on the plans as a panel lift door.
Another important consideration to note is that pedestrian access and
storage cupboard doors of Dwellings 2 and 3 do not open inwards into
the garage.
The car parking provision also includes design standards that car
parking spaces and accessways must meet. These standards are
outlined under Clause 52.06-9.
The accessway and car parking provisions comply with the design
standards, and Council’s Traffic Engineer has raised no objections to
the layout subject to conditions of permit.
The proposed layout is therefore considered to be acceptable in terms
of traffic safety and has support from Council’s Traffic Engineer subject
to conditions.
Other design standards for car parking are carried out as part of the
assessment against Clause 55 (see assessment below).
Clause 53.18: Stormwater Management in Urban Development
Before deciding on an application, in addition to the decision guidelines
in Clause 65, the responsible authority must consider, as appropriate:
Any relevant water and stormwater management objective, policy
or statement set out in this planning scheme.
The capacity of the site to incorporate stormwater retention and
reuse and other water sensitive urban design features.
Whether the development has utilised alternative water sources
and/or incorporated water sensitive urban design.
Whether stormwater discharge from the site will adversely affect
water quality entering the drainage system.
The capacity of the drainage network to accommodate additional
stormwater.
Whether the stormwater treatment areas can be effectively
maintained.
Whether the owner has entered into an agreement to contribute to
off-site stormwater management in lieu of providing an on-site
stormwater management system.
The application included Environmental Sustainable Design information
which has been reviewed by Council’s ESD Officer and Engineering
Department in accordance with the decision guidelines above and will
form part of the endorsed plans.
Clause 55 – Two or more dwellings on a Lot and Residential Buildings
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Clause 55 sets out “objectives” for a number of design components. All
“objectives” must be met. “Standards” are also included and these
should be met unless it is demonstrated that compliance with the
objectives has been achieved.
However where a development meets standard B6, B7, B8, B17, B18,
B19, B20, B21, B22, B27, B28, B30 or B32, it is deemed to meet the
objective for that standard.
Where standard B6, B7, B8, B17, B18, B19, B20, B21, B22, B27, B28,
B30 or B32 is met the decision guidelines for that standard do not
apply to the application.
Below is an assessment against the standards of Clause 55.
Clause 55: Two or More Dwellings on a Lot and Residential Buildings
B1 Neighbourhood
Character
Objective
To ensure that the design respects the existing neighbourhood
character or contributes to a preferred neighbourhood character.
To ensure that development responds to the features of the site and
the surrounding area.
Assessment
The site and surrounds were described in detail earlier in this report.
The analysis identified:
The characteristics of original single dwellings on regularly shaped
lots.
The emerging character of infill development being double storey
attached dwellings in a side by side layout.
Limited double storey additions to original dwellings.
Limited infill development where the original building was retained
and the rear portion of the site developed.
Limited presence of consolidated sites, with the land at No.8-10
Lorenz Street the only example with a combination of double and
single dwellings developed.
The new works to the existing dwelling will create a covered and
secured car space positioned to the side of the dwelling, with the
garage door positioned within a brick parapet wall. The original
dwelling which presents typical characteristics of single dwellings will be
retained.
The two dwellings will have direct street frontage and present a side by
side, double storey attached building form. Each dwelling contains a
direct outlook onto the street from the entry with multiple habitable
room windows at the first floor level of the facade. A shared double
width crossover is positioned centrally on the site boundary, with a
central landscape bed separating the driveways.
Variations proposed to this development include the use of lightweight
materials for all walls at both levels of each dwelling. This breaks the
typical presence of some form of face brickwork at the ground floor
level of infill developments. Another variation is the provision of
individual designs for each dwelling, rather than the typical mirror
image of nearby dwellings within infill developments.
In this context, the proposal is considered to present appropriate
interfaces to the two streetscapes, the numerous adjoining dwellings
and the public realm. The provision of additional double storey building
form in a site layout that has regard to the dual frontage of the lot and
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the identified neighbourhood character elements has been developed in
this efficient layout and design response.
Complies
B2 Residential
Policy
Objective
To ensure that residential development is provided in accordance with
any policy for housing in the Municipal Planning Strategy and the
Planning Policy Framework.
To support medium densities in areas where development can take
advantage of public transport and community infrastructure and
services.
Assessment
The application was accompanied by a written statement which
addresses all the requirements contained within the Brimbank Planning
Scheme, in particular the provisions of Clause 55.
Complies
B3 Dwelling
Diversity
Objective
To encourage a range of dwelling sizes and types in developments of
ten or more dwellings.
Assessment
This standard only relates to 10 or more dwellings.
N/A
B4 Infrastructure Objective
To ensure development is provided with appropriate utility services and
infrastructure.
To ensure development does not unreasonably overload the capacity of
utility services and infrastructure.
Assessment
The subject site is located within an existing residential area and will be
able to connect to reticulated services, including sewerage, drainage,
electricity
.
Complies
B5 Integration with
the Street
Objective
To integrate the layout of development with the street.
Assessment
The dwellings have been sited and orientated, within the constraints of
the site and 1.8m high fencing separating the front of dwelling 2 and
Unit 1, 10 Lorenz St, to face the respective street with unobscured
covered entries.
Complies
B6 Street Setback Objective
To ensure that the setbacks of buildings from a street respect the
existing or preferred neighbourhood character and make efficient use of
the site.
Assessment
The design response does not fit into any of the scenarios established
under the numerical requirements of this standard.
The adjoining dwelling (1/10 Lorenz St) is located on a site that has a
front boundary to Lorenz Street that is positioned 90
0
to the proposed
front boundary of the subject site.
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With the front boundaries having a varied alignment (ie; 1/10 Lorenz St
orientated south; proposed dwelling 2 facing east), the provisions of
the numerical requirements cannot be used to assess the proposed
development.
The decision guidelines for this standard which are:
Before deciding on an application, the responsible authority must
consider:
Any relevant neighbourhood character objective, policy or
statement set out in this scheme.
The design response.
Whether a different setback would be more appropriate taking into
account the prevailing setbacks of existing buildings on nearby lots.
The visual impact of the building when viewed from the street and
from adjoining properties.
The value of retaining vegetation within the front setback.
There are no preferred neighbourhood character provisions that apply.
The proposal has a front setback of 4m to each front wall of Dwellings 2
and 3, with the porch of Dwelling 3 encroaching into this setback for a
depth of 1m.
The centrally positioned double driveway will also provide pedestrian
access to the entry of Dwelling 3 with Dwelling 2 provided with a
pedestrian path. The remaining land will form landscaping positioned
at either side of the site interface with Lorenz Street.
The front setback proposed has the capacity to contain an appropriate
level of landscaping, including an opportunity to introduce a central
landscape bed between the two side by side driveways to be accessed
from the double width crossover.
The double storey scale and form of the development is similar to that
of the interface created by the two dwellings fronting Lorenz St on the
adjoining lot at No.10 where a central shared driveway provides access
to the 4 dwellings developed on the site.
Assessment against the objective is also relevant, where dual outcomes
are required to be met:
To ensure that the setbacks of buildings from a street respect the
existing or preferred neighbourhood character and make efficient use of
the site.
The development is considered to create an outcome where the front
setback of the new dwellings creates the opportunity for appropriate
car parking and landscape facilities to be created, including the
provision of a central landscape strip between the two single width
driveways. The attached building form, creation of a tandem car
parking arrangement with use of a shared, centrally positioned double
width crossover are considered to constitute an efficient site layout.
Complies with objective
B7 Building Height This standard is replaced with the maximum building height provisions
specified in the zone requirements. Refer to earlier assessment under
the zoning section of this report.
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B8 Site Coverage Objective
To ensure that the site coverage respects the existing or preferred
neighbourhood character and responds to the features of the site.
Numerical requirements
The site coverage should not exceed 60%.
Assessment
The proposal incorporates site coverage of 52%. The site coverage
respects the neighbourhood character.
Complies
B9 Permeability Objective
To reduce the impact of increased stormwater run-off on the drainage
system.
To facilitate on-site stormwater infiltration.
Numerical requirements
The site area covered by the pervious surfaces should be at least 20%.
Assessment
The proposed development results in 40% of the site area being
covered by pervious surfaces in accordance with the standard. This is
considered sufficient to reduce the impact of increased stormwater run
off on the drainage system and to facilitate on-site stormwater
infiltration.
Complies
B10 Energy
Efficiency
Objective
To achieve and protect energy efficient dwellings and residential
buildings.
To ensure the orientation and layout of development reduce fossil fuel
energy use and make appropriate use of daylight and solar energy.
Assessment
No roof mounted solar panels have been identified on the adjoining
buildings.
The proposal has given due consideration to the orientation of the lot
and provides an appropriate layout to make appropriate use of solar
energy where possible.
The existing dwelling will be provided with a north facing window and
sliding door to the open plan living area, providing increased access to
daylight and ventilation.
In relation the new dwellings, eaves are provided to all first-floor
windows for protection from the summer sun. Ground floor windows
are not covered with eaves, providing increased access to daylight with
the walls setback 1m from the side boundaries. The provision of
windows and openings to two external walls of the open plan living
areas will be provided with increased access to daylight and cross
ventilation.
First floor bathrooms located centrally are provided with skylights to
compensate for the rooms not having a window on an external wall.
Windows adjacent to the stairs will provide daylight to the central halls.
Complies
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B11 Open Space Objective
To integrate the layout of development with any public and communal
open space provided in or adjacent to the development.
Assessment
There is no communal private open space provided in or adjacent to
the development.
N/A
B12 Safety
Objective
To ensure the layout of development provides for the safety and
security of residents and property.
Assessment
The development has been designed to take into account safety and
security, with the entries to each new dwelling being visible from the
street and for dwelling 2 & 3, a window adjacent to the front entrance
providing surveillance over the driveway and visitors arriving at the
site. The covered entries will provide shelter for the future residents
and visitors.
Additional security and convenience have been created through the
provision of direct access to Dwellings 2 and 3 from the incorporated
garage, and the sliding door adjacent to the carport of the existing
dwelling will form the same function.
Complies
B13 Landscaping Objective
To encourage development that respects the landscape character of the
neighbourhood.
To encourage development that maintains and enhances habitat for
plants and animals in locations of habitat importance.
To provide appropriate landscaping.
To encourage the retention of mature vegetation on the site.
Numerical requirements
The schedule to the General Residential Zone specifies the following
requirement in relation to this standard:
A minimum of 1 medium-sized tree of 6-12 metres (at maturity) should
be provided in the front setback.
A minimum of 1 small to medium sized tree up to 6 metres (at
maturity) should be provided in private or secluded private open space
greater than 25 square metres in area.
Planting to be provided along the length of any driveway.
Where new building bulk visually impacts on adjoining dwellings, a
landscaped vertical screen should be provided.
Assessment
The proposed development will allow for appropriate landscaping to
enhance the neighbourhood character and amenity of adjoining and
future residents.
A new landscape bed will be created along the northern boundary and
along the driveway to the carport. This will increase the landscaping
presented to Rawson Avenue.
Three of the four trees present in the rear portion of the site are
proposed to be removed, with the tree to be retained located in the
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north-east corner of the lot. The semi-mature street tree located in the
Rawson Avenue naturestrip will also be retained.
Tree planting will be required in the rear yard of each dwelling as well
as within the front setback of the new dwellings.
Landscaped front setbacks will be provided to dwellings 2 & 3 fronting
Lorenz St. The land located on either side of the shared driveway to be
created to Lorenz Street will provide landscaping that will form an
attractive outlook from the dwelling entries. A condition of permit will
also require the introduction of a landscape strip between the tandem
parking spaces to soften the appearance of the development as viewed
from Lorenz St.
A detailed landscape plan will be required as a condition on the permit
specifying the requirements above.
Complies subject to conditions
B14 Access
Objective
To ensure the number and design of vehicle crossovers respects the
neighbourhood character.
Numerical requirements
The width of accessways or car spaces should not exceed:
40 per cent of the street frontage where the width of the street
frontage is less than 20 metres,
No more than one single-width crossover should be provided for each
dwelling fronting a street.
Assessment
The car parking facilities for the existing dwelling will be accessed via
the existing single crossover to Rawson Avenue.
A 6m wide double width crossover is proposed to Lorenz Street,
increasing in width to 6.6m at the property boundary.
The new crossover occupies 39.5
%
of the frontage of the site.
The following considerations apply to the variation sought:
The double width crossover is positioned centrally with the design
response creating landscaping within the site and in the naturestrip
to the southern side of the crossover. The landscaping will soften
the appearance of the wider crossover and corresponding
driveways.
All original crossovers within Lorenz Street are double width, in a
configuration where each dwelling is provided with a single
crossover joined with the crossover to the adjoining dwelling.
The new crossover to No.10 Lorenz Street is single width and
positioned centrally to the site’s frontage. This crossover is
connected to the northern side of the court bowl and is the only
crossover to the court bowl.
It is considered that the number and design of the proposed vehicle
crossovers respect the neighbourhood character. The provision of an
increased naturestrip width and landscaping to the front boundary will
reinforce the residential character of the development and prevent cars
from parking in the cul de sac.
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Complies Unit 1
Variation sought and supported Unit 2 and 3
B15 Parking
Location
Objective
To provide convenient parking for resident and visitor vehicles.
To protect residents from vehicular noise within developments.
Numerical requirements
Shared accessways or car parks of other dwellings and residential
buildings should be located at least 1.5 metres from the windows of
habitable rooms. This setback may be reduced to 1 metre where there
is a fence at least 1.5 metres high or where window sills are at least
1.4 metres above the accessway.
Assessment
The position of driveways within the development will not create
parking areas adjacent to habitable room windows of a separate
dwelling within the development.
The proposed car parking is considered convenient for resident’s
vehicles and ensures that the statutory required parking spaces are
fully contained within the confines of the site.
Complies
B17 Side and Rear
Setbacks
Objective
To ensure that the height and setback of a building from a boundary
respects the existing or preferred neighbourhood character and limits
the impact on the amenity of existing dwellings.
Numerical Requirements
A new building not on or within 200mm of a boundary should be set
back from side or rear boundaries:
At least the distance specified in a schedule to the zone, or
If no distance is specified in a schedule to the zone, 1 metre, plus 0.3
metres for every metre of height over 3.6 metres up to 6.9 metres,
plus 1 metre for every metre of height over 6.9 metres.
Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry
chimneys, flues, pipes, domestic fuel or water tanks, and heating or
cooling equipment or other services may encroach not more than 0.5
metres into the setbacks of this standard.
Landings having an area of not more than 2 square metres and less
than 1 metre high, stairways, ramps, pergolas, shade sails and carports
may encroach into the setbacks of this standard.
Assessment
Based on the wall heights of 3.45m at the ground floor level and 5.2m
at the first-floor level, the required setbacks in this instance are:
1m at the ground floor level and 1.48m at the first-floor level.
The dwellings are setback a minimum of 1m at the ground floor level
and 1.6m at the first-floor level from the side and rear boundaries in
accordance with the standard.
It is considered that the height and setback of the proposed buildings
respect the neighbourhood character and limits the impact on the
amenity of the dwellings.
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Complies
B18 Walls on
Boundary
Objective
To ensure that the location, length and height of a wall on a boundary
respects the existing or preferred neighbourhood character and limits
the impact on the amenity of existing dwellings.
Numerical Requirements
A new wall constructed on or within 200mm of a side or rear boundary
of a lot or a carport constructed on or within 1 metre of a side or rear
boundary of lot should not abut the boundary:
10 metres plus 25 per cent of the remaining length of the boundary of
an adjoining lot, or;
Where there are existing or simultaneously constructed walls or
carports abutting the boundary on an abutting lot, the length of the
existing or simultaneously constructed walls or carports, whichever is
the greater.
A new wall or carport may fully abut a side or rear boundary where
slope and retaining walls or fences would result in the effective height
of the wall or carport being less than 2 metres on the abutting property
boundary.
A building on a boundary includes a building set back up to 200mm
from a boundary. The height of a new wall constructed on or within
200mm of a side or rear boundary or a carport constructed on or within
1 metre of a side or rear boundary should not exceed an average of 3.2
metres with no part higher than 3.6 metres unless abutting a higher
existing or simultaneously constructed wall.
Assessment
In this instance the length of the carport structure permitted to be
located on the northern boundary is 17.8m.
The proposed carport structure on the northern boundary is 6m in
length and are a height of 3.3m to the parapet of the façade in
accordance with the standard.
Complies
B19 Daylight to
Existing
Windows
Objective
To allow adequate daylight into existing habitable room windows.
Numerical requirements
Buildings opposite an existing habitable room window should provide
for a light court to the existing window that has a minimum area of 3
square metres and minimum dimension of 1 metre clear to the sky.
Assessment
All existing windows will maintain a minimum 3m
2
light court in
accordance with the standard.
The development will have no impact on daylight access to 1/10 Lorenz
St and the proposed development is separated from 10 Rawson St by a
driveway and brick garage.
It is considered that adequate daylight is provided into existing
habitable windows.
Complies
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B20 North Facing
Windows
Objective
To allow adequate solar access to existing north-facing habitable room
windows.
Numerical requirements
If a north-facing habitable room window of an existing dwelling is
within 3 metres of a boundary on an abutting lot, a building should be
setback from the boundary 1 metre, plus 0.6 metres for every metre of
height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre
of height over 6.9 metres, for a distance of 3 metres from the edge of
each side of the window.
Assessment
A total of five north facing habitable windows are located to the south
of the site. The windows setback 1.19m from the boundary. The
windows are not covered with an eave.
The ground floor wall of Dwelling 3 is required to be setback 1m from
the boundary. The first-floor wall of Dwelling 3 is required to be setback
1.96m from the boundary. The southern walls of Dwelling 3 are
setback 1m from the shared boundary at the ground floor level, and
2.88m from the first-floor level in accordance with the standard.
Complies
B21 Overshadowing
Open Space
Objective
To ensure buildings do not significantly overshadow existing secluded
private open space.
Numerical requirements
Where sunlight to the secluded private open space of an existing
dwelling is reduced, at least 75 per cent, or 40 square metres with
minimum dimension of 3 metres, whichever is the lesser area, of the
secluded private open space should receive a minimum of five hours of
sunlight between 9 am and 3 pm on 22 September. If existing sunlight
to the secluded private open space of an existing dwelling is less than
the requirements of this standard, the amount of sunlight should not be
further reduced.
Assessment
The proposal complies with the numerical standards above.
The dwelling to the south contains secluded private open space located
along the rear boundary, beyond the rear wall of the extended footprint
of the dwelling. The open space has a depth of 5.5m.
Whilst shadow plans indicate that the shadow cast by the development
create a minor increase in shadow beyond that cast by the existing
fence at 3pm on the equinox, the secluded private open space of the
dwelling to the south will maintain sunlight access in accordance with
the requirements of this standard.
Complies
B22 Overlooking Objective
To limit views into existing secluded private open space and habitable
room windows.
Numerical Standards
A habitable room window, balcony, terrace, deck or patio should be
located and designed to avoid direct views into the secluded private
open space of an existing dwelling within a horizontal distance of 9
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metres (measured at ground level) of the window, balcony, terrace,
deck or patio. Views should be measured within a 45 degree angle from
the plane of the window or perimeter of the balcony, terrace, deck or
patio, and from a height of 1.7 metres above floor level.
A habitable room window, balcony, terrace, deck or patio with a direct
view into a habitable room window of existing dwelling within a
horizontal distance of 9 metres (measured at ground level) of the
window, balcony, terrace, deck or patio should be either:
Offset a minimum of 1.5 metres from the edge of one window to the
edge of the other.
Have sill heights of at least 1.7 metres above floor level.
Have fixed, obscure glazing in any part of the window below 1.7 metre
above floor level.
Have permanently fixed external screens to at least 1.7 metres above
floor level and be no more than 25 per cent transparent.
Obscure glazing in any part of the window below 1.7 metres above floor
level may be openable provided that there are no direct views as
specified in this standard.
Screens used to obscure a view should be:
Perforated panels or trellis with a maximum of 25 per cent openings or
solid translucent panels.
Permanent, fixed and durable.
Designed and coloured to blend in with the development.
This standard does not apply to a new habitable room window, balcony,
terrace, deck or patio which faces a property boundary where there is a
visual barrier at least 1.8 metres high and the floor level of the
habitable room, balcony, terrace, deck or patio is less than 0.8 metres
above ground level at the boundary.
Assessment
A site cut along the internal north-south boundary will result in the
ground level of the proposed dwellings being lowered slightly. The site
cut and resultant altered ground levels are indicated on the plans and
elevations.
The proposal has incorporated the following mitigation measures in
accordance with the standard:
Northern boundary interface
At the ground floor level, visual barriers comprise fences and lattice
with a height of 1.8m, a 3.3m high garage wall and a fence with a
height of 1.85m. These structures will provide an appropriate visual
barrier between the dwellings at the ground floor level.
At the first-floor level, two-bedroom windows are proposed. The
windows are screened with one window containing fixed obscure
glazing to a height of 1.7m above finished floor level with clear and
openable glazing above. The second window is a highlight window with
a sill height of 1.7m above finished floor level with clear openable
glazing.
A window provided at the landing of the stairwell is non-obscured.
Whilst the garage provides limited screening, a condition of permit will
require the window to comprise the use of a fixed external screen that
satisfies the overlooking requirements of Standard B22.
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Eastern boundary interface
This interface has an outlook onto Lorenz St. At the ground floor level,
the boundary shared with No.10 Lorenz St will retain a portion of 1.8m
high fencing providing privacy between the dwellings at the ground
floor level.
At the first-floor level, two habitable room windows are proposed. The
window to Dwelling 2 is a distance of 7.5m from the ground floor
habitable room window of 1/10 Lorenz and 8.6m from the first-floor
habitable room window. A fixed external screen will be required along
the dwelling 2, bedroom 1 window to accord with Standard B22 to
address overlooking.
Southern boundary interface
The boundary fences have heights of 1.95m and 2.05m and are
positioned either side of a garage with a wall height of 2.3m.
At the first-floor level, one habitable room window is proposed to
bedroom 2. The window is provided with fixed obscure glazing to a
height of 1.7m above finished floor level with clear openable glazing
above. A further window is located over the stairwell as opposed to the
landing which will not be screened. The location of the window limits
views into the adjoining habitable room windows.
Internal boundary interface
Dwellings 2 and 3 each contain a rear deck with a floor level elevated
0.25m above the natural ground level. The floor level of the decks will
be the same as the buildings floor level. However, these are cut in
lower than the ground level of Unit 1.
At the first-floor level, the rear elevations of Dwellings 2 and 3 contain
a total of three habitable room windows. Each of these windows is
provided with fixed obscure glazing to a height of 1.7m above finished
floor level with clear openable glazing above.
Complies subject to conditions
B23 Internal Views Objective
To limit views into the secluded private open space and habitable room
windows of dwellings and residential buildings within a development.
Assessment
The proposal has incorporated the following in accordance with the
standard (see numerical requirements of Standard B22 above).
The construction of 1.8m fences between the dwellings and privacy
screens will create appropriate visual barriers at the ground floor level.
It is considered that the measures in place limit views into the secluded
private open space and habitable room windows of dwellings within the
development.
Complies
B24 Noise Impacts Objective
To contain noise sources in developments that may affect existing
dwellings.
To protect residents from external noise.
Assessment
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The noise generated from the development will be similar to what can
reasonably be expected within a residential area. No external noise
sources have been identified.
Complies
B25 Accessibility Objective
To encourage the consideration of the needs of people with limited
mobility in the design of developments.
Assessment
The standard relates to dwelling entries of the ground floor of dwellings
to be accessible or able to be easily made accessible to people with
limited mobility.
The dwelling entries can be easily made accessible to people with
limited mobility.
Further, the single floor level of accommodation with the creation of
open plan living could provide accommodation for a person/s of
restricted mobility if bathroom design is DDA compliant.
Complies
B26 Dwelling Entry Objective
To provide each dwelling or residential building with its own sense of
identity.
Assessment
The dwelling entries are easily identifiable from the street and provide
a good sense of individual address to the dwellings.
Complies
B27 Daylight to New
Windows
Objective
To allow adequate daylight into new habitable room windows.
Numerical Requirements
A window in a habitable room should be located to face:
An outdoor space clear to the sky or a light court with a minimum area
of 3 square metres and minimum dimension of 1 metre clear to the
sky, not including land on an abutting lot, or
A verandah provided it is open for at least one third of its perimeter, or
A carport provided it has two or more open sides and is open for at
least one third of its perimeter.
Assessment
All new habitable room windows have been provided with a 3m
2
light
court in accordance with the standard. The lack of eaves to the ground
floor windows of Dwellings 2 and 3 ensure this outcome is achieved.
In relation to the existing dwelling, the installation of a north facing
glazed sliding door will provide increased access to daylight to the
reconfigured open plan living area, improving the amenity of occupant
of this dwelling.
It is considered that the proposal has been designed to allow adequate
daylight into new habitable windows.
Complies
B28 Private Open
Space
Objective
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To provide adequate private open space for the reasonable recreation
and service needs of residents.
Numerical Requirements
The schedule to the General Residential Zone specifies the following
requirement in relation to this standard:
An area of 40 square metres, with one part of the private open space
to consist of secluded private open space with a minimum area of 25
square metres and a minimum dimension of 4 metres.
Secluded private open space should not be located in the front setback
of a dwelling or residential building and should have convenient access
from a living room.
Assessment
The proposed dwellings are provided with the following areas of private
open space in accordance with the standard:
Dwelling 1: 150sqm (secluded area is 29sqm with a minimum
dimension of 4m)
Dwelling 2: 60sqm (secluded area is 45sqm with a minimum dimension
of 4m)
Dwelling 3: 57sqm (secluded area is 46sqm with a minimum dimension
of 4m)
It is considered that private open space has been provided for the
reasonable recreation and service needs of the dwelling and each has
convenient access from their respective living rooms.
Complies
B29 Solar Access to
Open Space
Objective
To allow solar access into the secluded private open space of new
dwellings and residential buildings.
Numerical Requirements
The southern boundary of secluded private open space should be set
back from any wall on the north of the space at least (2 + 0.9h)
metres, where ‘h’ is the height of the wall.
Assessment
It is considered that the development has been designed to allow
adequate solar access into the secluded private open space of the
dwellings.
Complies
B30 Storage
Objective
To provide adequate storage facilities for each dwelling.
Numerical Requirements
Each dwelling should have convenient access to at least 6 cubic metres
of externally accessible, secure storage space.
Assessment
Each new dwelling has access to at least 6 cubic metres of storage
space which is incorporated into the garage, outside the clearance area
for parked vehicles.
As the storage areas are incorporated as additional floor space outside
the clearance area and will not contain doors, the storage facilities are
considered to pose an acceptable facility for future occupants.
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The existing dwelling is not provided with storage facilities. A condition
of permit will require this facility to be provided along the internal rear
boundary.
It is considered that the development incorporates adequate storage
facilities.
Complies subject to conditions – Dwelling 1
B31 Design Detail Objective
To encourage design detail that respects the existing or preferred
neighbourhood character.
Assessment
The retention of the original dwelling fronting Rawson Avenue and the
construction of an attached carport with a brick parapet wall is typical
of development in the locality.
Original residential development in the locality present limited detailing,
with weatherboard or brick walls covered by tiled hipped roofs.
Recent infill developments present articulation created through the use
of more varied materials, with each level of the building being treated
differently. Each building level is provided with a hipped roof
constructed of tiles which ensures the proportion of walls to roof is
appropriate and that sheer double storey walls are created. This form
of development is present on the adjoining site at No.10 Lorenz Street,
where four dwellings of double and single storey scale have been
constructed.
The development proposes the introduction of a greater level of detail
to the façade of each dwelling through the creation of individual
designs containing similar elements and a staggered front wall design.
The articulation creates a development which has a ‘lighter’ visual
presence at the ground floor portion of the ground floor level of each
dwelling within the duplex building form.
The use of a gable at the first-floor level of each dwelling replicates the
element present on the original building. The remaining first floor roof
elements are hipped.
The setback of each single garage behind the front wall and
cantilevered first floor ensures the garages are not visually dominant
within the façade. The staggered building line of each dwelling at both
levels create visual interest that is combined with the relatively equal
proportions of front walls to the garage widths.
The building form presents an alternative façade design to a
conventional side by side layout with a mirror image. Variation
between the layout and appearance of the dwellings creates individual
identities, while the duplication of elements and materials creates a
cohesive building form.
Complies
B32 Front Fences Objective
To encourage front fence design that respects the existing or preferred
neighbourhood character.
Assessment
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The existing front fence to Rawson Avenue is to remain.
A low front fence to the Lorenz Street front of Dwelling 3 is proposed in
accordance with the existing neighbourhood character which consists of
a variety of front boundary treatments.
Complies
B33 Common
Property
Objective
To ensure that communal open space, car parking, access areas and
site facilities are practical, attractive and easily maintained.
To avoid future management difficulties in areas of common ownership.
Assessment
No common property is proposed.
N/A
B34 Site Services Objective
To ensure that site services can be installed and easily maintained.
To ensure that site facilities are accessible, adequate and attractive
.
Assessment
Bin areas, clotheslines and mailboxes are provided to each dwelling.
The electrical meter boxes will be required to be appropriately treated
to Council’s satisfaction.
Complies subject to conditions
Officer Comments:
Response to grounds of objection
Court bowl / cul de sac issues
Lorenz Street contains a court bowl, at the end of which it is proposed
to provide vehicle access to the new dwellings within the development.
This would alter the way the existing court bowl currently functions and
remove the ability for some car parking within the court bowl.
According to the objectors, the cul du sac characteristic was an
attraction for many residents when purchasing property. The objectors
do not want vehicle access to the new dwellings provided from Lorenz
Street. At present children play in the court and the proposed
development would impact on their ability to do so.
Lorenz Street parking / traffic
Increased traffic in Lorenz Street would create a reduced level of
amenity, with car parking considered by residents to be at capacity.
When vehicles park on both sides of the street access past parked
vehicles is dangerous, and would restrict emergency vehicle access.
When vehicles park too close to driveways access is restricted, creating
a reduced level of amenity.
There is already a high demand/shortage of parking available within the
street, and the development would worsen this situation.
Mobility and health issues of existing residents would be exacerbated.
by increased traffic and parking issues associated with the
development.
Tandem spaces will not be used adding to car parking demand /
pressure on Lorenz St.
Response
The interface between the rear boundary and the cul du sac has always
had the capacity for the creation of vehicle access to the site because
the site has legal abuttal to Lorenz Street. This opportunity was
created by the original subdivision configuration.
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Council’s Traffic Engineers have not raised concerns regarding the
increased traffic volume that would be generated by the development,
with the road network having the capacity to cater for the additional
demand, noting that it is only for two additional dwellings.
An increase in traffic may result in some increased delays associated
with vehicle movements which is considered to be acceptable in an
urban context.
The proposed site layout provides one centrally positioned double width
driveway to Lorenz Street. The site has the right to create access to
Lorenz St without the need for planning approval. The approval
required would be a crossover permit processed by the Engineering
Department.
The configuration of the court bowl does not really allow for any
vehicles to park in the court bowl, despite the convenience enjoyed by
those who currently do it. Therefore the creation of the new access will
not reduce the parking entitlement within the court bowl or prevent
vehicles legally conducting multiple manoeuvres to exit the street in a
forward direction.
The court bowl will provide the opportunity for vehicles parked within
the garages or tandem spaces of Dwellings 2 and 3 to carry out a
multiple point reversing manoeuvre and exit the street in a forward
direction. The function of the court bowl would apply to the future
dwellings, as well as being retained by occupants/visitors of existing
dwellings.
The access arrangements for the development will be designed and
constructed to current design standards. The provisions accept single
garages with a tandem space for a development of this nature.
Accessible parking permits are issued by Council. If necessary,
residents can request the creation of an Accessibility on-street parking
bay and the installation of ‘hockey stick’ line marking to the side of
each driveway to ensure adequate clearance is provided to enable
vehicles to enter and exit properties.
In the event of access being obstructed, Council’s Local Laws Officers
can be requested to investigate complaints.
Waste bins storage and collection
The street already has limited capacity for waste bin storage, and
additional bins will exacerbate this situation.
Response
As previously discussed in the referral section of this report, this is a
legitimate issue given that residents all have to place their bins on the
northern side of the street because Council’s garbage trucks reverse
down the street to collect the waste. A double crossover at the end of
the cul de sac as proposed will not impact the trucks from doing this,
and Council’s Waste Services team are satisfied that there is sufficient
room on the northern side of the court bowl for some additional bins on
collection day.
Planning considerations
The proposal does not comply with ResCode (a Clause 55 table with
comments was provided).
The proposal does not comply with various provisions of the PPF.
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Dispute assessment provided in the applications written submissions,
particularly in relation to the potential impact on Lorenz St residents.
Response
The application was accompanied by a written submission. Whilst this
has been considered as part of this fficer assessment, officers have
undertaken a full and detailed independent assessment of the
application against the relevant provisions of the Brimbank Planning
Scheme, as detailed throughout this report. Overall, the proposal is
considered to pose an appropriately designed infill development that
takes advantage of the dual street frontage of the site, whilst limited
the impact on neighbours.
The assessment of neighbourhood character is a subjective matter, and
it is noted that the development has greater connection with Lorenz
Street than Rawson Avenue where a single dwelling on a smaller lot will
be established.
In relation to ResCode (or Clause 55), variations have been identified
against Standard B14 – Access, with Standard B6 – Street setback
considered to have no applicable numerical requirements. Conditions
relating to additional privacy measures will ensure the development
does not create overlooking into the protected areas of the adjoining
dwellings.
This report has identified the proposed relationship between the
development and Lorenz Street and Rawson Avenue. Overall, the
proposal is considered to present an outcome that achieves a level of
compliance with the various provisions of the Planning Scheme that
justifies support for the proposal.
Neighbourhood character
Development is not ‘sympathetic’ to existing building form.
The court character of Lorenz St would be changed / lost.
Loss of existing vegetation cannot be replaced.
Response
Neighbourhood character is subjective. Its assessment requires
consideration to be given to all existing building forms, and identify any
consistencies in subdivision, building forms, materials, and the layout
of buildings.
Planning Officers have provided comments on the existing
neighbourhood character in the various sections of this report,
determining that the design response is found to be both ‘respectful of’
and ‘sympathetic to’ the existing neighbourhood character, which
includes the bulk, height and appearance of the adjoining infill
development that contains two double storey dwellings fronting the
street.
In relation to landscaping, while existing vegetation is proposed to be
removed the conditions of permit would require the planting of semi
mature canopy trees within the front and rear setbacks of each dwelling
in additional to garden beds.
General amenity issues
Overshadowing and its impact on landscaping.
Increased noise.
Response
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The shadow plans indicate that a minor increase in shadow on the rear
yard of the dwelling to the south (6 Rawson) will still result in
compliance with the relevant standard of ResCode. These concerns
were submitted by a party that is not located to the south of the site.
The level of noise that is likely to be generated by future occupants is
expected to be appropriate for activity within an urban area and not
dissimilar to noise generated by any other residential property.
Other
Development is commercially based and has no regard to the impact on
Lorenz St residents.
Breaches the Charter of Human Rights (2006) Victoria in relation to
rights of existing residents of Lorenz St to maintain their amenity
Want site fully redeveloped with vehicle access limited to Rawson
Avenue.
Response
There are no planning controls that prevent developments being based
on commercial considerations. Planning considerations include amenity
for future and existing residents and neighbourhood character elements
of the locality and the assessment of the proposed site layout and
building design.
The potential amenity impacts have been considered throughout this
report, and it has been concluded that there will be little if any material
detriment to the amenity of existing residents from the proposed
development.
One area of concern is however the construction phase of the
development and the impact on Lorenz Street of construction vehicle
parking, deliveries to the site, etc. As a result it is recommended that
a condition be placed on any approval for a Construction Environmental
Management Plan (CEMP) to be prepared and followed for the duration
of the construction. In particular the CEMP should address the
following additional matters:
(a) Vehicle parking for all construction workers and visitors during the
demolition and construction phase must be along Rawson Avenue,
not Lorenz Street.
(b) All demolition material must be removed from the site via Rawson
Avenue, not Lorenz Street.
(c) Where possible, all construction materials and equipment must be
delivered to the site from Rawson Avenue, not Lorenz Street. In
circumstances where this is not possible, delivery vehicles must
not block driveways to existing properties in Lorenz Street, and
must park there for the minimum time possible to complete the
delivery.
Conclusion and
Recommendation
A comprehensive and detailed assessment of the application has been
undertaken against the provisions of the Brimbank Planning Scheme.
On the merits of the proposal, it is recommended that the proposal be
supported and that a Notice of Decision to Grant a Planning Permit be
issued subject to the conditions listed within
Attachment 5
to this
report.
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Attachment 12.3.4

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Proposed Conditions:
Amended/Endorsed Plans
(1) Before the development starts, amended plans and reports to the satisfaction of the
Responsible Authority must be submitted to and approved by the Responsible Authority.
When approved, the plans and reports will be endorsed and will then form part of the permit.
The plans must be drawn to scale with dimensions. The plans and reports must be generally
in accordance with the plans and reports submitted with the application (received by Council
on 30 April 2024) but modified to show:
(a) Provision of a 6m
3
storage shed located in the secluded private open space of Dwelling 1.
(b) Provision of at least one openable sash in the first-floor stair windows for both Dwellings
2 and 3, with remote operation if out of reach.
(c) Notation on floor and elevation plans that all windows are able to be locked open.
(d) Notation on floor plans that the electric vehicle charging point must be a minimum 32
AMP.
(e) A fixed external screen to meet the design requirements of Standard B22 to the following
windows:
(i) Dwelling 2 first floor north-facing landing window; and,
(ii) Dwelling 2 first floor east-facing bedroom 1 window.
(f) A WSUD Plan in the main drawing set, annotating the water tank is connected to all toilets
and irrigation in each dwelling, and removing reference to raingardens.
(g) Amendments to the SDA to provide the following to the satisfaction of the Responsible
Authority:
(i) Revise text in the body of the SDA (not appendices) to remove duplicate
information, and provide clear commitments to the following:
Electrical vehicle charging will be a minimum Level 2 (32 Amp minimum).
Rainwater tank will be connected to all toilets and for irrigation purposes
in Dwellings 2 & 3.
Timber is to be sourced from sustainability managed sources that hold third
party verification is sought (e.e. FSC/PEFC ‘Responsibility Wood’).
(ii) Provide space heating and cooling which has energy efficiency which is rated
within one star of the best available, and adjust BESS accordingly.
(iii) Provide LED lighting and remove reference to fluorescent lighting.
(iv) Include a full copy of the published BESS report within the SDA after revision
to include:
Use 5 star minimum efficiency for gas heating, and 4 star to represent an
average rating for heat pumps heating or cooling.
Any changes triggered by other conditions.
(v) Provide a recycling target to ensure waste avoidance, reuse and recycling of
materials during demolition and construction.
(h) A landscape plan in accordance with Condition 3.
(2) The development as shown on the endorsed plans must not be altered without the written
consent of the Responsible Authority.
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Landscaping
(3) Prior to the endorsement of plans, and commencement of development, a landscape plan to
the satisfaction of the Responsible Authority must be submitted to and approved by the
Responsible Authority. When approved, the plan will be endorsed and will then form part of
the permit. The plan must be drawn to scale with dimensions. The landscaping plan must be
generally in accordance with the proposed development plan but must show:
(a) A minimum of 1 medium-sized tree (minimum 2 metres tall when planted and 6-12
metres at maturity) in each of the front setbacks of Dwellings 1, 2 and 3;
(b) Areas of lawn and garden beds delineated on the plans. All proposed vegetation planting
must be contained within a garden bed and mulched accordingly;
(c) Permeable concrete pavers provided to the pedestrian path to Dwelling 2;
(d) A planting schedule of all proposed trees, shrubs and ground covers, including botanical
names, common names, pot sizes, sizes at maturity, and quantities of each plant; and,
(e) Changes as per conditions 1 (a), (b) and (g) of this permit.
All species selected must be to the satisfaction of the Responsible Authority.
(4) Prior to the commencement of Occupation, unless otherwise agreed in writing with the
Responsible Authority landscaping works as shown on the endorsed plans must be completed
to the satisfaction of the Responsible Authority.
(5) The landscaping shown on the endorsed plans must be maintained to the satisfaction of the
Responsible Authority. This includes the replacement of any dead, diseased or damaged
plants.
(6) A cash bond for $1,500, plus a non-refundable 5% service charge of $75 (Total of $1,575),
shall be lodged with the Responsible Authority prior to the collection of endorsed plans to
ensure the completion and establishment of landscaped areas. This cash bond will only be
refunded after a 13 week establishment period beginning when the Responsible Authority is
satisfied with the completed landscaping works, provided that the landscape is being
maintained to the satisfaction of the Responsible Authority.
Construction Management Plan
(7) Prior to works commencing, a Construction Environmental Management Plan (CEMP) must be
submitted to and approved by the Responsible Authority. When approved, this CEMP will form
part of this permit. The CEMP must be in accordance with Council’s CEMP template and
guidelines. The approved CEMP must be implemented at all times, to the satisfaction of the
Responsible Authority. In particular the CEMP must address the following additional matters:
(a) Vehicle parking for all construction workers and visitors during the demolition and
construction phase must be along Rawson Avenue, not Lorenz Street.
(b) All demolition material must be removed from the site via Rawson Avenue, not Lorenz
Street.
(c) Where possible, all construction materials and equipment must be delivered to the
site from Rawson Avenue, not Lorenz Street. In circumstances where this is not
possible, delivery vehicles must not block driveways to existing properties in Lorenz
Street, and must park there for the minimum time possible to complete the delivery.
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Attachment 12.3.5

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Street Tree Protection
(8) A fenced tree protection zone (TPZ) must be established and maintained using methods set
out in AS4970-2009 “Protection of Trees on a Development Site” for the entire duration of the
works onsite for the street trees to Rawson Avenue and Lorenz Street. TPZ fencing must be
in place prior to any works onsite including any demolition.
(9) No mechanical excavations are to occur within the TPZ or structural root zone (SRZ) of any
existing street trees, including for service connections.
(10) The nature strips must not be used for the storage or delivery of any building materials.
Development Contribution Levy
(11) A Development Contribution in accordance with the approved Development Contributions Plan
must be paid to Brimbank City Council.
The Development Infrastructure Levy (DIL) must:
(a) Be paid prior to the commencement of any development or works on the land or prior to
Statement of Compliance (SOC) for the subdivision of the land associated with the
development permit, whichever comes first; OR
(b) When a staged subdivision is sought, be paid prior to the issue of a Statement of
Compliance based on the net increase in the number of new dwellings within each stage.
The Community Infrastructure Levy (CIL) must be paid prior to the issue of a building permit
under the
Building Act 1993
.
The total amount payable will be dependent on the levy amount at the time of payment, as
the levy amount is adjusted annually based on the Consumer Price Index (CPI).
Car Parking
(12) Before the occupation of the development starts, the areas set aside for the parking of vehicles
and driveways as shown on the endorsed plans must be:
(a) Constructed in concrete or asphalt;
(b) properly formed to such levels that they can be used in accordance with the plans;
(c) Drained; and,
(d) Maintained
all to the satisfaction of the Responsible Authority.
(13) Car spaces, access lanes and driveways must be maintained, kept free of obstructions, and
remain available for vehicle parking and movement at all times.
(14) Prior to the commencement of the development hereby approved, vehicular crossings must
be constructed to the road to suit the proposed driveways in every location shown on the
endorsed plans to the satisfaction of the Responsible Authority. A Vehicle Crossing Permit
must be obtained from Council’s Engineering Department prior to any works commencing on
the site.
(15) The owner/developer is responsible for determining the location of any road infrastructure or
non-road infrastructure in the road reserve (e.g. pits, poles, water mains, gas mains,
telecommunications cables etc.) that could be affected by the installation of the new
crossovers or related works.
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Any existing road infrastructure or non-road infrastructure located within or adjacent to the
new crossovers must be altered, relocated or reconstructed to the satisfaction of the
Responsible Authority and/or the relevant utility provider or infrastructure manager at the
expense of the owner/developer.
Engineering
(16) Access to the site and ancillary road works must be constructed in accordance with the
requirements of the Responsible Authority.
(17) Prior to the commencement of the development, a legal point of discharge is to be obtained.
A stormwater drainage plan showing how the site will be drained from the property boundary
to the stated point of discharge must be submitted to and approved by the Responsible
Authority.
(18) An on-site stormwater drainage retention/detention system must be installed on the subject
land to the satisfaction of the Responsible Authority.
(19) The entire development site must be connected to the existing underground drainage and
sewerage systems to the satisfaction of the Responsible Authority.
(20) The crossovers must be located and constructed to the satisfaction of the Responsible
Authority in accordance with plans approved by the Responsible Authority. The plans
submitted must show all services within the road reservation including power poles, drainage
pits, Telstra pits, trees, road humps, bus stops and any other road infrastructure or asset that
may hinder or impact on the operation of the crossover.
(21) Protective kerbs (of a minimum height of 150mm) must be provided to the satisfaction of the
Responsible Authority to prevent damage to fences or landscaped areas and to control
drainage flows.
Water Sensitive Urban Design
(22) The performance of any Water Sensitive Urban Design (WSUD) device must be monitored and
maintained such that it continues to meet Best Practice standards. In the event that the device
fails to meet Best Practice standards it must be repaired or replaced with an alternate at the
cost of the owner/operator to the satisfaction of the Responsible Authority.
Multi Unit Residential Development
(23) Obscured, fluted or similar glazing must not be used on the front elevation of any dwelling
hereby approved.
(24) All pipes, fixtures, fittings and vents servicing any building on the site must be concealed in
service ducts or otherwise hidden from view to the satisfaction of the Responsible Authority.
(25) The walls on the boundary of the adjoining property shall be cleaned and finished to the
satisfaction of the Responsible Authority.
(26) Provision must be made on the land for the storage of waste and recycling bins in a location
that is not visible from the street to the satisfaction of the Responsible Authority.
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(27) Prior to the occupation of the dwellings hereby permitted all side, rear and internal fencing
must be provided to a minimum height of 1.8m above the finished ground level (except where
visibility splays are required toward the front of the site) and be in good condition to the
satisfaction of the Responsible Authority. The owner of the subject land must pay all costs
associated with the construction / modification of the fences, to the satisfaction of the
Responsible Authority.
Time Limit – Development
(28) This permit will expire if one of the following circumstances applies:
(a) The development is not started within two years of the date of this permit,
(b) The development is not completed within four years of the date of this permit.
The Responsible Authority may extend the periods referred to if a request is made in writing
before the permit expires, or:
(a) Within six months afterwards for commencement, or
(b) Within twelve months afterwards for completion.
Notes
(1)
This is not a Building Permit
. Please consult a Building Surveyor and ensure that a Building
Permit is obtained prior to the commencement of works.
(2)
Building Surveyor Note:
A siting assessment has already been undertaken and therefore
an assessment under Part 5 of the Building Regulations 2018 is not required.
(3) Approval must be obtained from Council’s Engineering Department (Phone: 9249 4000) for
the construction or alteration of any vehicle crossings prior to the commencement of any
works on the site.
(4) Prior to any works commencing on site, an Asset Protection Permit must be obtained from
Council’s Engineering Department (Phone: 9249 4000).
(5) Mailboxes must be dimensioned, located and orientated to accord with the relevant Australia
Post Guidelines as updated from time to time.
(6) A copy of this permit and the endorsed plans must be provided to all builders and contractors
who are to work on the site so that they are aware of the conditions to which this approval is
subject.
(7) If there is a change in ownership or any change in detail of the payee for the landscape bond,
a ‘Transferral of Bond’ form can be obtained from Council’s City Planning Unit (9249 4000)
ensuring the details of new payee of the landscape bond are transferred to the application.
(8) Please refer to Council’s website at: https://www.brimbank.vic.gov.au/building-and
planning/development-contributions-plan to calculate the indicative Development
Contribution Plan (DCP) levy and to request a DCP invoice.
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Attachment 12.3.5