Brimbank Council Meeting No. 636 - 20 August 2024

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12.2

Planning Application P475/2023 For 8 Rawson Avenue, Sunshine

12.2

Planning Application P475/2023 for 8 Rawson Avenue,

Sunshine

Directorate

City Futures

Director

Kelvin Walsh

Manager

Kristen Gilbert

Attachment(s)

1. Zoning map [

12.2.1

- 1 page]

2. Aerial Photo [

12.2.2

- 1 page]

3. Considered Plans [

12.2.3

- 12 pages]

4. Detailed Assessment [

12.2.4

- 36 pages]

5. Proposed Conditions [

12.2.5

- 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

Brimbank Council Meeting No. 636 - 20 August 2024

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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

(

). 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

, 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

Council officers contributing to the preparation and approval of this report, have no

conflicts of interests to declare.

Brimbank Council Meeting No. 636 - 20 August 2024

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Attachment 12.2.1

Brimbank Council Meeting No. 636 - 20 August 2024

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Attachment 12.2.2

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

WEST ELEVATION (RAWSON AVENUE)B

WEST ELEVATION (RAWSON AVENUE) N

NOV 2023 U

UNIT DEVELOPMENT 8

8 RAWSON STRET, SUNSHINE 7

7590T

U3U

U2 B

BrimbankCCouncilMMeetingNNo.6636--220AAugust220245

5oof557A

Attachment112.2.3

GW SEWR DETAILS:

SIZE:

DEPTH:

OFSET:

142m OPVC

4.1m 1.4m

TIE 1.35

POS

POS

50

590

8395

1270

PROPSED FOTPAH

PROPSED CROSOVER

DEMOLITON PLAN

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.6636--220AAugust220246

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Attachment112.2.3

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

UNIT DEVLOPMENT 8

8 RAWSON AVENU, SUNHINE D

DATES

SCALED

DRAWN BY A

APR 204C

C.M P

PROJECT No. 7

7590 N

1:50@A3

1:250@A1 O

LORENZ STRET P

SPOS S

SPOS S

SPOS S

SPOS S

SPOS S

SPOS S

SPOS S

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SPOS S

SPOS S

SPOS S

SPOS S

SPOSH

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

SIZE:D

TIE 1.35 P

1270 P

12

2

3

3

4

6

6

7

7

8

9

S/LL

S/L/L

S/LAR

GARGER

Rev- 28.024 RESPONSE TOCUNCIL'S RFI30

Rev- 30.4204 RESPONSE TOCUNCIL'S RFIan

BrimbanklCouncilgMeeting6No.2636u-u20 August 20247

7Aofa57m

Attachment12.2.3

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

PHOT VIEW ANGLE P

PHONE PIT P

POWER POLE H

UNIT DEVLOPMENT 8

8 RAWSON AVENU, SUNHINE D

DATES

SCALED

DRAWN BY C

C.M P

PROJECT No. 7

7590 N

1:50@A3

1:250@A1 O

LORENZ STRET P

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

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SPOSS

SPOS S

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SPOS S

SPOS S

SPOS S

SPOS S

SPOS S

SPOS S

SPOS S

SPOS S

SPOSH

Rev- 28.024 RESPONSE TOCUNCIL'S RFI A

APR 204 R

Rev- 30.4204 RESPONSE TOCUNCIL'S RFI B

BrimbankCCouncilMMeetingNNo.6636--220AAugust220248

8oof557A

Attachment112.2.3

GWW SEWER DETAILS:

SIZE:

DEPTH:

OFFSET:

142mm OPVC

4.11m 1.14m

TIE 1.35

POS

POS

5500

5905

8395

1270

PROPOSED FOOTPATH

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

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

4000 3

326Pò65

659032

326Pò26

326Pò6

326Pò0

326Pò

326Pò

6725(Pó C

STORE40

GATEMA

MAIL30

MAIL10

309540

409000

WC10

GATE20

ENTRY

ROBEOB

ROBEEX

EX

EXF

EXIT

REFN

KITCHEN

LIVING B

MEALS B

BED 3 M

BED 2

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820EN

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ENS/ E

L'DRY

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EX

EX

EX

EX

EXN

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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

LIVING A

MEALSG

ASD

DGVI

DG

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KITCHENEF

WIPHE

REF K

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EXISTING WINDOW ANDED

PROPOSED SLIDING DOOROW

TO ALLOW FOR STRUCTURALOR

POST FOR CARPORT.0

EX0

800 9000

CL00

PTYNG

EXISTING WINDOW TO BE MODIFIED

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.0636g-s202Augusto2024

9tofc57e

Attachment12.2.3

GWW SEWER DETAILS:

SIZE:

DEPTH:

OFFSET:

142mm OPVC

4.11m 1.14m

TIE 1.35

POS

POS

5500

5905

8395

1270

PROPOSED FOOTPATH

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

4690 2

U1 (EXISTING) D

DN R

ROBE B

BED 2B

BED 3R

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

S/L S

S/L S

S/L R

ROBE

LINEN D

DG F

FEB 2024

DM/JS R

Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI B

BrimbankCCouncilMMeetingNNo.6636--220AAugust220241

10oof557A

Attachment112.2.3

GWW SEWER DETAILS:

SIZE:

DEPTH:

OFFSET:

142mm OPVC

4.11m 1.14m

TIE 1.35

POS

POS

5500

5905

8395

1270

PROPOSED FOOTPATH

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.6636--220AAugust220241

11oof557A

Attachment112.2.3

FFL 38.30

FCL

FCL

FFL

FFL 38.30

FCL

FCL

FFL

WB

GD

GD

WB

SR1

SR1

WB

WB

WB

CF

CF

CR

U2

U3

ASD

ASD

DG DG

DG DG DG

DG DG DG

DG DG

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

FFL 38.30 F

FCL F

FCL F

FFL C

CR 1

G3 W

WB W

WB

WBW

WB S

SR1 6

U3 S

SOUTH ELEVATION S

SCALE 1:100 C

CF 3

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

WEST ELEVATION S

SCALE 1:100 2

FFL F

FCL 3

FFL F

FCL C

CARPORT G

GD W

WB 3

U1 (EXISTING) T

FFL 38.30 F

FCL F

FCL F

FFL N

NORTH ELEVATION S

SCALE 1:100 C

CF G

G1 1

CRC

CRC

CR W

WB

WBW

WB

WB W

WB U

U2 3

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

FFL 38.30 F

FCL F

FCL F

FFL 2

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

EAST ELEVATION S

SCALE 1:100 A

ASDA

ASD D

DGDDG D

DGDDGDDGD

DGDDGDDG D

DGDDG 6

FFL 38.30 F

FCL F

FCL F

FFL 2

FFL 38.30 F

FCL F

FCL F

FFL W

WEST ELEVATION S

SCALE 1:100 C

CFC

CF G

G3

G3

G31

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

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

450 E

EAVE S

SCALE 1:50 4

450 EAVES SHADING2

SCALE 1:50 F

FIXED SHADING DEVICE2

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

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

FEB 2024

DM/JS R

Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI B

BrimbankCCouncilMMeetingNNo.6636--220AAugust220241

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Attachment112.2.3

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

61206

60002

29360 1

6000 6

6090 1

65904

4000 R

Rev_ 12.09.2023 TOWN PLANNING SUBMISSION 4

4000 4

4000 1

1000 4

3090 4

FEB 2024

DM/JS R

Rev_ 28.02.2024 RESPONSE TO COUNCIL'S RFI L

LANDSCAPE STRIP P

PERMEABLE PATH B

BrimbankCCouncilMMeetingNNo.6636--220AAugust220241

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Attachment112.2.3

GWW SEWER DETAILS:

SIZE:

DEPTH:

OFFSET:

142mm OPVC

4.11m 1.14m

TIE 1.35

POS

POS

5500

5905

8395

1270

PROPOSED FOOTPATH

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

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

8 RAWSON AVENUE 6

6A RAWSON AVENUE 8

8 RAWSON AVENUE 6

6A RAWSON AVENUE H

H/W B

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14oof557A

Attachment112.2.3

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

5500 3

5905 8

8395 2

1270 P

PROPOSED FOOTPATH 6

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

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

8 RAWSON AVENUE 6

6A RAWSON AVENUE 8

8 RAWSON AVENUE 6

6A RAWSON AVENUE H

H/WH

H/W B

BrimbankCCouncilMMeetingNNo.6636--220AAugust220241

15oof557A

Attachment112.2.3

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

5500 3

5905 8

8395 2

1270 P

PROPOSED FOOTPATH 6

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

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

8 RAWSON AVENUE 6

6A RAWSON AVENUE 8

8 RAWSON AVENUE 6

6A RAWSON AVENUE H

H/WH

H/W B

BrimbankCCouncilMMeetingNNo.6636--220AAugust220241

16oof557A

Attachment112.2.3

P475/2023

8 Rawson Avenue, Sunshine

Alterations to the existing dwelling and construction of two (2) double

storey dwellings to the rear

Planning & Design

Planning Application Fees

Public Notice Fees

Section 57 Fees

Metropolitan Planning Levy

Certificate provided?

General Residential Zone Schedule 1

Development Contributions Plan Overlay Schedule 2.

All surrounding land is zoned General Residential Zone and is affected

by a Development Contributions Plan Overlay Schedule 2.

A detailed history search of the subject site has not revealed any

industrial or potentially polluting uses. No further assessment is

required.

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.

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 site is not located within 200m of a specified location, and has an

area less than 0.11 hectares (1,100sqm).

No covenant is registered on the title.

There is no Section 173 Agreement registered on the title.

There are no previous planning permits or refusals issued for this site.

A site inspection was carried out on 5 January 2024 and again on 2 July

2024.

Brimbank Council Meeting No. 636 - 20 August 2024

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Attachment 12.2.4

NearMap aerial image dated May 2024

View of subject site from Lorenz St on 5 January 2024.

Advertised Documents and Plans – all received on 30 April 2024.

The main plans are included in

to this report.

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

require a

planning permit.

Development

A planning permit

pursuant to Clause 32.08-6 under the

General Residential Zoning provision to:

SUBJECT SITE

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Attachment 12.2.4

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.

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

.

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 12.2.4

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.

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 12.2.4

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.

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

Advertising was undertaken by the following

means:

On Site Notice

Mail

Newspaper

Objections:

No.

(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 12.2.4

Further details on each summarised point and an assessment against

the grounds of objection are provided under

later in

this report.

The application was referred to the following departments.

Traffic:

Council’s Traffic Engineering Unit supports the application subject to

the following conditions:

Drainage:

Council’s Drainage Engineering Unit supports the application subject to

the following conditions:

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’

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Attachment 12.2.4

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 12.2.4

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:

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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Attachment 12.2.4

(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.

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.

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.

The application was not required to be referred externally.

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.

Clause 02

Municipal Planning Strategy

Clause 02.03-4

Built Environment and Heritage

Clause 02.03-5 – Housing

Clause 15 – Built Environment and Heritage

Clause 15.01-1S – Urban Design

Clause 15.01-2L – Building Design

Brimbank Council Meeting No. 636 - 20 August 2024

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Attachment 12.2.4

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

Clause 32.08 – General Residential Zone Schedule 1

Clause 45.06 – Development Contributions Plan Overlay Schedule 2

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

Clause 65 – Decision Guidelines

Clause 66.02 – Use and Development

Clause 02.03 - Settlement

- Clause 02.03-4 – Built Environment and Heritage







- Clause 02.03-5 – Housing



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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Attachment 12.2.4

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.

Clause 15 – Built Environment and Heritage

- Clause 15.01-1L – Urban Design - Brimbank

Policy Guidelines:





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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Attachment 12.2.4









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.







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.

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Attachment 12.2.4







Policy guidelines (consider as relevant):



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

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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Attachment 12.2.4

Clause 32.08 – General Residential Zone (Schedule 1)

Purpose:









The purpose of the zone (as listed above) is considered throughout the

assessment of this is report.

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.

This clause was introduced into the planning scheme on 27 March 2017

via VC110 and specifies the following requirements:

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 32.08-5 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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Attachment 12.2.4

This clause specifies the following requirements:

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.

The relevant decision guidelines within the General Residential Zone

states:













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:











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Attachment 12.2.4





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:

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.

Clause 65.01 requires that before deciding on an application or approval

of a plan, the Responsible Authority must consider, as appropriate:

























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Attachment 12.2.4







The relevant matters set out in s60 of the Act are:

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.

Clause 52.06 – Car Parking

Clause 52.06-5 sets out the following requirements for car parking on

site:

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Attachment 12.2.4

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















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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Attachment 12.2.4

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.

B1 Neighbourhood

Character

Objective

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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Attachment 12.2.4

the identified neighbourhood character elements has been developed in

this efficient layout and design response.

B2 Residential

Policy

Objective

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.

B3 Dwelling

Diversity

Objective

Assessment

This standard only relates to 10 or more dwellings.

B4 Infrastructure Objective

Assessment

The subject site is located within an existing residential area and will be

able to connect to reticulated services, including sewerage, drainage,

electricity

B5 Integration with

the Street

Objective

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.

B6 Street Setback Objective

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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Attachment 12.2.4

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:











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:

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.

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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Attachment 12.2.4

B8 Site Coverage Objective

Numerical requirements

Assessment

The proposal incorporates site coverage of 52%. The site coverage

respects the neighbourhood character.

B9 Permeability Objective

Numerical requirements

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.

B10 Energy

Efficiency

Objective

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.

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Attachment 12.2.4

B11 Open Space Objective

Assessment

There is no communal private open space provided in or adjacent to

the development.

B12 Safety

Objective

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.

B13 Landscaping Objective

Numerical requirements

The schedule to the General Residential Zone specifies the following

requirement in relation to this standard:

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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Attachment 12.2.4

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.

B14 Access

Objective

Numerical requirements



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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Attachment 12.2.4

B15 Parking

Location

Objective

Numerical requirements

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.

B17 Side and Rear

Setbacks

Objective

Numerical Requirements

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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Attachment 12.2.4

B18 Walls on

Boundary

Objective

Numerical Requirements

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.

B19 Daylight to

Existing

Windows

Objective

Numerical requirements

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.

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Attachment 12.2.4

B20 North Facing

Windows

Objective

Numerical requirements

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.

B21 Overshadowing

Open Space

Objective

Numerical requirements

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.

B22 Overlooking Objective

Numerical Standards

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Attachment 12.2.4

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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Attachment 12.2.4

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.

B23 Internal Views Objective

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.

B24 Noise Impacts Objective

Assessment

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Attachment 12.2.4

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.

B25 Accessibility Objective

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.

B26 Dwelling Entry Objective

Assessment

The dwelling entries are easily identifiable from the street and provide

a good sense of individual address to the dwellings.

B27 Daylight to New

Windows

Objective

Numerical Requirements

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.

B28 Private Open

Space

Objective

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Attachment 12.2.4

Numerical Requirements

The schedule to the General Residential Zone specifies the following

requirement in relation to this standard:

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.

B29 Solar Access to

Open Space

Objective

Numerical Requirements

Assessment

It is considered that the development has been designed to allow

adequate solar access into the secluded private open space of the

dwellings.

B30 Storage

Objective

Numerical Requirements

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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Attachment 12.2.4

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.

B31 Design Detail Objective

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.

B32 Front Fences Objective

Assessment

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Attachment 12.2.4

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.

B33 Common

Property

Objective

Assessment

No common property is proposed.

B34 Site Services Objective

.

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.

Response to grounds of objection

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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Attachment 12.2.4

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.

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.

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Attachment 12.2.4

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.

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.

Response

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Attachment 12.2.4

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.

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.

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

to this

report.

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Attachment 12.2.4

(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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Attachment 12.2.5

(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.

(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 12.2.5

(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.

(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

.

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).

(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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Attachment 12.2.5

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.

(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.

(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.

(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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Attachment 12.2.5

(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.

(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.

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Attachment 12.2.5