PROVIDENCE (BOLLARD BULRUSH SOUTH) LOCAL DEVELOPMENT PLAN. 2263Rep146E

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3 PROVIDENCE (BOLLARD BULRUSH SOUTH) Prepared by: PO Box 796 Subiaco WA 6904 t: f: October 2013 This Local Development Plan has been approved by Council under the provisions of The City of Kwinana Town Planning Scheme No. 2 and the Wellard Residential Local Structure Plan Principal Planner Date City of Kwinana

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5 TABLE OF CONTENTS i ii Preamble Operation of the Local Development Plan PLAN A PART ONE STANDARD PROVISIONS 1.1 Provisions applicable to Laneway Access Lots 1.2 Provisions applicable to lots with no lane access and frontage less than or equal to 13 metres 1.3 Provisions applicable to lots with no lane access and frontage greater than 13 metres 1.4 Provisions applicable to lots coded R Provisions applicable to R50 Density Sites 1.6 Provisions applicable to four-pack lots 2.0 PART TWO ADDITIONAL PROVISIONS 2.1 Provisions applicable to lots in bush fire prone areas 2.2 Provisions applicable to lots subject to quiet house design 3

6 LEGEND Public Open Residential R20 (refer section 1.4) Residential (>13m frontage) (refer section 1.3) Residential (= <13m frontage) (refer section 1.2) Laneway lots (refer section 1.1) R50 Density Sites (refer section 1.5) 4-Packs (R30) (refer section 1.6) Restricted vehicular access 6 metre minimum setback Garage Access Easement 1 metre minimum garage setback Mandatory garage nil setback Designated garage location Lots subject to quiet house design - as identified in approved Local Structure Plan (refer section 2.2) Public Open Lots subject to AS3959 (Bush Fire Construction Standards) - as identified in approved Local Structure Plan (refer section 2.1) Public Open Public Open Public Open Lots subject to laneway surveillance requirements (refer section 1.1) This plan is provided for information purposes only and does not form part of this LDP. The subdivision layout is as per WAPC approval , and is subject to change at the discretion of the developer and WAPC. Minor changes to the subdivision layout does not warrant an amendment to this LDP. ROAD Bush Forever C-01 ( ), not to scale CONTEXT PLAN Providence (Bollard Bulrush South)

7 I) PREAMBLE This Local Development Plan (LDP) is prepared pursuant to the Detailed Area Plan provisions of Clause 6.17 of the City of Kwinana Town Planning Scheme 2, and condition 19 of WAPC subdivision approval dated 18 January Unless otherwise stated in this LDP, all development shall be in accordance with the City s Scheme, the Residential Design Codes of WA, and the Wellard Residential (Bollard Bulrush South) Local Structure Plan. The requirement to consult with adjoining or other landowners to vary the Residential Design Codes in accordance with the Local Development Plan (LDP) is not required except where variations to the provisions of the LDP are sought. Planning Approval is not required, but a Building Permit is required, for the construction of a dwelling on any lot within the area covered by the LDP (including lots with a land area less than 260 square metres) except where varitions to the provisions of the LDP are sought. II) OPERATION OF THE This Local Development Plan is separated into two Parts. 1. The Part One standards represent additional requirements and variations to the Residential Design Codes in order to facilitate better design outcomes, greater land use efficiencies, and to ensure appropriate residential streetscapes. These standards constitute Deemed-to-Comply requirements pursuant to the Codes. These controls apply to: all R50 coded laneway lots; all R30 and R50 coded lots with frontage less than or equal to 13 metres; all R30 and R50 coded lots with frontage greater than 13 metres; all R20 coded lots; all R50 coded density sites; and all R30 coded Four-Pack lots. The Context Plan shows the various lot types, as per approved subdivision The Context Plan is provided for information purposes only, and does not form part of this LDP. 2. Part Two responds directly to the requirements of the approved Local Structure Plan and condition 19 of WAPC approval , and introduces additional development control provisions for: a) Lots that are deemed to be in bushfire prone areas (as per the Bush Fire Management Plan endorsed as a detail of the Local Structure Plan); and b) Lots that are deemed to be affected by freeway noise (as per the Acoustic Assessment endorsed as a detail of the Local Structure Plan). Where the criteria outlined in Part One of this LDP cannot be satisfied, the planning application shall be assessed in accordance with the applicable Performance Criteria of the Residential Design Codes. 5

8 Visually permeable fencing. POS Dwelling setback minimum 2m from POS boundary. Dwelling setback from primary street a minimum of 2m, with verandah and front facade treatments to 1.5m. POS Boundary walls permitted on both side boundaries. Height and length restrictions apply. Dwelling setback 1m from side boundary where abutting POS. Maximum 70% site cover subject to the provision of a 20m² minimum outdoor living area with minimum dimension of 4m x 4m. GARAGE GARAGE GARAGE LANE LANE Garages to be setback a minimum of 0.5m and maximum of 1.5m from laneway ( ), not to scale SETBACK REQUIREMENTS FOR LANEWAY ACCESS LOTS Providence (Bollard Bulrush South)

9 PART ONE STANDARD PROVISIONS 1.1 Provisions applicable to Laneway Access Lots The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all laneway lots. All other Deemed-to- Comply provisions of the R-Codes and Local Structure Plan apply. TABLE 1.1 Public Open Interface (applicable where lots adjoin POS) RELEVANT R-CODE CLAUSE Additional Requirement Setbacks C2.1 - C2.4 Boundary Walls C3.2 Private Open Ancillary Dwellings Surveillance of H laneways Building Design Utilities and Facilities C4 & C C C3.2 Additional Requirement ACCEPTABLE DEVELOPMENT PROVISIONS VARIATION / ADDITIONAL REQUIREMENT All dwellings shall have a minimum of one habitable room with a major opening facing toward the public open space. All lots shall have visually permeable fencing to the public open space boundary. Boundary walls are not permitted abutting a public open space boundary. Buildings on public open space lots shall be setback a minimum of 2m from the public open space boundary, except for side boundaries abutting Public Open where the setback is 1m. All clothes drying areas, hot water systems and sheds shall not be located between the dwelling and the public open space boundary, except where screened from view or integrated into the dwelling design. Buildings shall be setback from the primary street as follows: Minimum Setback 2m dwelling and 1.5m for verandah or front facade treatment. Maximum Setback 4m Note: the front setback averaging provision of the R-Codes does not apply. Buildings shall be setback a minimum of 1 metre from the secondary street. Garages are to be setback a minimum of 0.5m and a maximum of 1.5m from the laneway boundary. Boundary walls up to both side boundaries where located behind the minimum front setback, within the following limits: Single Storey Two Storey & Above Maximum height - 3.5m - Maximum height 6.5m Maximum length No limit - Maximum length Up to 12m in length Garages on laneway lots are permitted to have a nil setback to either side boundary in addition to the boundary wall of dwelling, excluding a secondary street boundary (subject to compliance with vehicular access restrictions). Minimum open space of 30% (site cover 70%) subject to the provision of an Outdoor Living Area with: a) A minimum useable space of 20m², minimum dimension of 4m and in accordance with the R-Codes; and b) Located adjoining the northernmost or easternmost side boundary. Ancillary Dwellings do not require an additional car parking bay on site. An Ancillary Dwelling is permitted on all laneway lots, including those less than 450m². Where indicated on the LDP Plan by the symbol O, dwellings shall provide one or more of the following: An Ancillary Dwelling, or habitable space located above the garage, with adequate window(s) that overlook the central leg of the H laneway; A second storey window to a habitable room within the dwelling that can overlook the laneway; or Visually permeable fencing for a portion of the boundary adjacent to the laneway, allowing for surveillance of the laneway from a habitable room. Dwellings shall provide the following: A principle pedestrian access (front door) that faces the primary street and is a dominant feature of the facade; and At least one of the following architectural features: gable/gablet portico (recessed or projecting) verandah with minimum depth of 1.5m feature wall All dwellings shall include a store room with a minimum area of 4m² constructed under the main roof of the dwelling or garage, accessible from the exterior of the dwelling or from within the garage in accordance with the R-Codes. Storage area shall have a minimum dimension of 1m where incorporated into a garage, and 1.5m dimension elsehwere. Solar Access for Adjoining Sites C2.1 Overshadowing provisions of the R-Codes do not apply. 7

10 Garage setback minimum 3m from primary street. Dwelling setback minimum 2m from primary street. STREET GARAGE GARAGE Boundary walls on both sides for lots 10m or less. Note: length restrictions apply. Side boundary setback as per R-Codes. Rear boundary setback as per R-Codes ( ), not to scale SETBACK REQUIREMENTS FOR LOTS WITH NO LANE ACCESS AND FRONTAGE LESS THAN OR EQUAL TO 13 METRES Providence (Bollard Bulrush South)

11 1.2 Provisions applicable to lots with no lane access and frontage less than or equal to 13 metres (R30 & R50) The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all lots with no lane access, and frontage less than or equal to 13m. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply. TABLE 1.2 RELEVANT R-CODE CLAUSE Setbacks C2.1 - C2.4 Building Design Boundary Walls Private Open Additional Requirement C C4 & C1.1 Buildings setback from the primary street as follows: ACCEPTABLE DEVELOPMENT PROVISIONS VARIATION / ADDITIONAL REQUIREMENT Minimum Setback 2m. Note: the front setback averaging provision of the R-Codes does not apply. Buildings to be setback minimum of 1m from the secondary street. Garages may be setback to a minimum of 3.5m, provided the garage is not forward of the dwelling alignment. Garages may be aligned with the dwelling provided they do not exceed 3m setback line. Where garages exceed 50% of the lot frontage they shall be setback at least 1m behind the dwelling alignment. Dwellings shall provide the following: A principle pedestrian access (front door) that faces the primary street and is a dominant feature of the facade; and At least one of the following architectural features: gable/gablet portico (recessed or projecting) verandah with minimum depth of 1.5m feature wall Boundary walls to the dwelling shall be located on one side boundary to maxmise solar passive design, and located behind the maximum front setback, within the following limits: Single Storey Two Storey Maximum height - 3.5m Maximum height - 6m Maximum length - No limit Maximum length - 12m For lots with a frontage of 10m or less, nil setbacks are permitted to both side boundaries for a maximum of 9m on each side. Minimum open space of 30% (site cover 70%) subject to the provision of an Outdoor Living Area with: a) A minimum useable space of 30m², minimum dimension of 4m in accordance with the R-Codes; and b) Located adjoining the northernmost or easternmost side boundary. Utilities and Facilities Solar Access for Adjoining Sites All dwellings shall include a store room with a minimum area of 4m² and a minimum dimension of 1.5m constructed under the main roof of the dwelling or garage, accessible from the exterior of the dwelling or from within the garage in accordance with the R-Codes. Storage area shall have a minimum dimension of 1m where incorporated into a garage, and 1.5m dimension elsewhere C2.1 Overshadowing provisions of the R-Codes do not apply. 9

12 Dwelling setback minimum 2m from primary street. Garage setback minimum 3m from primary street. STREET Secondary street setback as per R-Codes. GARAGE GARAGE GARAGE STREET Side boundary setback as per R-Codes. GARAGE Boundary wall to one side boundary as per R-Codes. Boundary walls permitted to both side boundaries for lots less than 350m². Note: length restrictions apply ( ), not to scale SETBACK REQUIREMENTS FOR LOTS WITH NO LANE ACCESS AND FRONTAGE GREATER THAN 13 METRES Providence (Bollard Bulrush South)

13 1.3 Provisions applicable to lots with no lane access and frontage greater than 13 metres (R30 & R50) The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all lots with no lane access and frontage greater than 13m. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply. TABLE 1.3 RELEVANT R-CODE CLAUSE Setbacks C2.1 - C2.4 Building Design Additional Requirement ACCEPTABLE DEVELOPMENT PROVISIONS VARIATION / ADDITIONAL REQUIREMENT Buildings setback from the primary street as follows: Minimum Setback - 2m. Note: the front setback averaging provision of the R-Codes does not apply. Buildings set back 1m from the secondary street. Garages may be setback to a minimum of 3.5m, provided the garage is not forward of the dwelling alignment. Garages may be aligned with the dwelling provided they do not exceed 3m setback line. Dwellings shall provide the following: A principle pedestrian access (front door) that faces the primary street and is a dominant feature of the facade; and At least one of the following architectural features: gable/gablet portico (recessed or projecting) verandah with minimum depth of 1.5m feature wall Boundary Walls Private Open Utilities and Facilities C C4 & C For lots less than 350m² boundary walls are permitted to both side boundaries for two thirds of the length of the balance of the boundary behind the front setback in accordance with the R-Code requirements. Minimum open space of 35% (site cover 65%) subject to the provision of an Outdoor Living Area with: a) A minimum useable space of 30m², minimum dimension of 4m in accordance with the R-Codes ; and b) Located adjoining the northernmost or easternmost side boundary. All dwellings shall include a store room with a minimum area of 4m² and a minimum dimension of 1.5m constructed under the main roof of the dwelling or garage, accessible from the exterior of the dwelling or from within the garage in accordance with the R-Codes. Storage area shall have a minimum dimension of 1m where incorporated into a garage, and 1.5m dimension elsewhere. 11

14 Dwelling setback minimum 3m / average 6m from primary street as per R-Codes. STREET Garage setback 4.5m or 0.5m behind dwelling alignment as per R-Codes. GARAGE Boundary walls permitted as per R-Codes. Side boundary setback as per R-Codes. Rear boundary setback as per R-Codes ( ), not to scale SETBACK REQUIREMENTS FOR LOTS LOTS CODED R20 Providence (Bollard Bulrush South)

15 1.4 Provisions applicable to lots coded R20 The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all lots coded R20. All other Deemedto-Comply provisions of the R-Codes and Local Structure Plan apply. TABLE 1.4 Building Design Private Open RELEVANT R-CODE CLAUSE Additional Requirement C4 & C1.1 ACCEPTABLE DEVELOPMENT PROVISIONS VARIATION / ADDITIONAL REQUIREMENT Dwellings shall provide the following: A principle pedestrian access (front door) that faces the primary street and is a dominant feature of the facade; and At least one of the following architectural features: gable/gablet portico (recessed or projecting) verandah with minimum depth of 1.5m feature wall Roof materials of dwellings and outdoor buildings shall be coloured in a dark recessive colour that is not visually prominent in respect to the local landscape. Colours shall generally be consistent with the following colours, which comprise of muted green-grey and blue-grey shades: PG1 - H6 PG1 - G6 PG1 - F6 PG1 - E6 PG1 - E7 PG1 - D7 PG1 - B6 PG1 - B7 Note: refer to Dulux Colour Specifier for further guidance. Minimum open space of 40% (site cover 60%) subject to the provision of an Outdoor Living Area with: a) Minimum useable space of 35m², minimum dimension of 4m, and may include the nominated secondary street setback area; and b) Located adjoining the northernmost or easternmost side boundary. 13

16 2m setback to primary street. Verandahs and architectural features permitted to 1.5m. LEGEND Dwelling orientation / surveillance Restricted vehicular access PUBLIC OPEN SPACE STREET Single storey boundary wall only. STREET 2m setback to primary street. Verandahs and architectural features permitted to 1.5m. 1m setback to secondary street. Single storey boundary wall only ( ), not to scale SETBACK REQUIREMENTS FOR R50 DENSITY LOTS Providence (Bollard Bulrush South)

17 1.5 Provisions applicable to R50 Density Sites The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for the development of Grouped Dwellings on all R50 Density lots. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply. TABLE 1.5 RELEVANT R-CODE CLAUSE Setbacks C2.1 - C2.4 Boundary Walls C3.2 ACCEPTABLE DEVELOPMENT PROVISIONS Buildings shall be setback from the primary street as follows: Minimum Setback 2m dwelling and 1.5m for verandah or front facade treatment Maximum Setback 4m Note: the front setback averaging provision of the R-Codes does not apply. Buildings shall be setback a minimum of 1 metre from the secondary street. VARIATION / ADDITIONAL REQUIREMENT Boundary walls up to external side boundaries where located behind the minimum front setback, within the following limits: Single Storey Maximum height - 3.5m Maximum length No limit Dwelling Design, Orientation and Surveillance Utilities and Facilities C3.1 & C The design of dwellings shall include an articulated front elevation in the direction of the Primary Street Orientation arrow shown on the LDP. This front elevation shall consist of at least one major habitable room overlooking the Public Open. Development is required to address all secondary streets where practical. A secondary street elevation is to be articulated and feature a suitable level of detail including windows and permeable fencing. Dwellings shall provide the following: A principle pedestrian access (front door) that faces the primary street and is a dominant feature of the facade; and At least one of the following architectural features: gable/gablet portico (recessed or projecting) verandah with minimum depth of 1.5m feature wall All dwellings shall include a store room with a minimum area of 4m² and a minimum dimension of 1.5m constructed under the main roof of the dwelling or garage, accessible from the exterior of the dwelling or from within the garage in accordance with the R-Codes. Storage area shall have a minimum dimension of 1m where incorporated into a garage, and 1.5m dimension elsewhere. 15

18 FOUR PACKS LEGEND Restricted vehicular access Garage access easement 2.5 metre minimum garage setback (1 metre from easement) Mandatory garage nil setback Designated garage location Primary dwelling orientation Dwelling setback 2m from POS boundary. PUBLIC OPEN SPACE Dwelling setback 1.5m from primary street. STREET Side boundary setback as per R-Codes STREET Dwelling setback 2.5m from secondary street. STREET ( ), not to scale SETBACK REQUIREMENTS FOR FOUR PACK LOTS Providence (Bollard Bulrush South)

19 1.6 Provisions applicable to four-pack lots The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all four pack lots. All other Deemedto-Comply provisions of the R-Codes and Local Structure Plan apply. TABLE 1.6 RELEVANT R-CODE CLAUSE Garage Location C1.3 ACCEPTABLE DEVELOPMENT PROVISIONS VARIATION / ADDITIONAL REQUIREMENT The siting of garages shall comply with the vehicular access restrictions as shown on the Four Pack Plan. Garages shall be set back in accordance with the minimum setbacks as shown on the Four Pack Plan. Garages are not permitted forward of the designated location. Boundary Walls C3.2 A nil setback is mandatory for the garages as shown on the Four Pack Plan. Setbacks C2.1 - C2.4 Buildings fronting the primary (northern) street shall be set back a minimum of 1.5m. Buildings fronting the secondary (southern) street shall be set back a minimum of 2.5m from the street boundary. Note: the front setback averaging provision of the R-Codes does not apply. Side boundary setbacks in accordance with the R-Codes unless stated otherwise in this LDP. Side elevations of the dwellings are required to address the internal access leg where applicable through the use of major openings and architectural features. Dwelling Design, Orientation and Surveillance Private Open C3.1 & C C4 & C1.1 For lots fronting the secondary (southern) street boundary, dwellings shall address the street by providing the principle pedestrian access (front door) and at least one other major opening to a habitable room orientated to the street. Dwellings on corner lots shall provide a minimum of one habitable room window that has a clear view of the secondary street and secondary street setback area. The design of dwellings shall include an articulated front elevation in the direction of the Primary Street Orientation arrow shown on the LDP. This front elevation shall consist of at least one major habitable room overlooking the Public Open. For lots fronting the primary (northern) street, Minimum open space of 30% (site cover 70%) subject to the provision of an Outdoor Living Area with: a) A minimum useable space of 30m², minimum dimension of 4m in accordance with the R-Codes; and b) Located adjoining the northernmost or easternmost side boundary. Outbuildings Any enclosed, non-habitable storage structures, such as storage sheds, are only permitted if attached to the dwelling and constructed of the same materials as the dwelling. 17

20 LEGEND Lots subject to AS3959 (Bush Fire Construction Standards) - as identified in approved Local Structure Plan (refer section 2.1) 6 metre minimum setback Public Open Public Open Public Open Public Open Public Open ROAD Bush Forever C-07 ( ), not to scale BUSH FIRE PRONE AREAS Providence (Bollard Bulrush South)

21 PART TWO - ADDITIONAL PROVISIONS 2.1 Provisions applicable to dwellings in bush fire prone areas In addition to the provisions of Part One, dwellings shown on the Bush Fire Prone Areas Plan (opposite) as being subject to A53959 are to satisfy the requirements of table 2.1. TABLE 2.1 Setbacks Construction Standards DWELLINGS IN BUSHFIRE PRONE AREAS REQUIREMENT Dwellings to be set back a minimum of 6m from the primary street where indicated on the Plan. The setback requirement may be reduced where it can be demonstrated that the 6m setback is no longer required due to either: a) an increased BAL construction standard for the dwelling; or b) a reduced fuel load within the adjacent fire hazard as certified by a suitably qualified bush fire consultant. Dwellings as indicated on the Plan to be constructed to satisfy BAL 12.5 construction standard in accordance with AS 3959, unless otherwise certified by a suitably qualified bush fire consultant, to the satisfaction of the City of Kwinana. BAL rating is to be confirmed by suitably qualified bush fire consultant following subdivision and prior to construction in accordance with the approved Fire Management Plan. 19

22 LEGEND Lots subject to quiet house design - as identified in approved Local Structure Plan (refer section 2.2) Public Open Public Open Public Open Public Open Public Open ROAD Bush Forever C-08 ( ), not to scale QUIET HOUSE DESIGN Providence (Bollard Bulrush South)

23 2.2 Provisions applicable to lots subject to Quiet House Design In addition to the provisions of Part One, dwellings shown on the Quiet House Design Plan (opposite) are to comply with Quiet House Design (package A) requirements, as set out in Table 2.2 below. TABLE 2.2 QUIET HOUSE DESIGN PACKAGE A AREA TYPE ORIENTATION REQUIREMENTS Bedrooms Living and Work Areas 2 INDOORS Facing Freeway 6mm laminated glazing Fixed, casement or awning windows with seals No external doors Side-on to Freeway 6mm (minimum) laminated glazing Closed eaves Away from Freeway No requirements Facing Freeway 6mm (minimum) laminated glazing Fixed, casement or awning windows with seals 35mm (min) solid core external doors with acoustic seals Sliding doors must be fitted with acoustic seals 3 Side-on to Freeway 6mm (minimum) glazing Closed eaves Away from corridor No requirements Other Indoor Areas Any No requirements OUTDOORS Facing corridor Minimum 2.0m high solid fence (e.g. brick, limestone or Hardifence) Outdoor Living Area 4 Side-on to corridor Picket fences are not acceptable Away from corridor No requirements Second Storey Facing corridor Acoustic engineer certification is required for the second storey of dwellings 1 See section on Mechanical ventilation/airconditioning in AS for further details and requirements. Closed eaves No vents to outside walls/eaves Mechanical ventilation/airconditioning 1 Mechanical ventilation/airconditioning Closed eaves No vents to outside walls/eaves Mechanical ventilation/airconditioning Mechanical ventilation/airconditioning 2 These deemed-to-comply guidelines adopt the definitions of indoor spaces used in AS A comparable description for bedrooms, living and work areas is that defined by the Building Code of Australia as a habitable room. The Building Code of Australia may be referenced if greater clarity is needed. A living or work area can be taken to mean any habitable room other than a bedroom. The Building Code of Australia describes these utility spaces as non-habitable rooms. 3 Glazing panels are acceptable in external doors facing the transport corridor. However these must meet the minimum glazing requirements. 4 The Policy requires that at least one outdoor living area can be reasonably protected from transport noise. The protected area should meet the minimum space requirements for outdoor living areas, as defined in the Residential Design Codes of Western Australia. 21