Residential Development

Transcription

1 Resdental Development Polcy Type: Local Plannng Polcy Polcy Owner: Drector Urban Plannng Polcy No. LPP3.1 Last Revew Date: 15 November 2016 Background Many physcal attrbutes combne to defne local resdental character and create attractve streetscapes. These nclude the locaton and appearance of buldngs, the extent to whch they are set back from the street, the exstence of landscapng, the stng and desgn of front fencng, and the exstence of other structures located wthn the street setback area. Resdental streetscapes wthn the Cty of Melvlle are generally charactersed by a contnuty of buldngs setback from the street and from each other. Infll development and the pressure for ncreased housng densty assocated wth such development, brngs wth t a number of challenges n terms of creatng and mantanng attractve and locally dstnctve resdental streetscapes. Whlst new development s encouraged to generally conform to the establshed pattern and be of consstent scale to that exstng wthn exstng streetscapes, the challenge s to enable ncreased densty to occur wthout unreasonable restrcton whlst safeguardng the common features of the streetscape that combne to make the resdental areas of the Cty of Melvlle what they are. Polcy Objectves The objectves of ths polcy are: To enhance the character and amenty of exstng resdental areas; To promote a hgh standard of resdental development; To ensure new resdental development makes a postve contrbuton towards attractve streetscapes; To allow for nnovatve resdental desgn provdng the development s compatble wth the streetscape. To accommodate ncreasng resdental densty wthout compromsng streetscape character. To ensure that resdental envronments are safe and secure for owners, occupers, and the wder communty; To safeguard, protect and enhance the levels of resdental amenty enjoyed by exstng and future owners and occupers of resdental property; and To reduce the mpact of vehcle access and on ste car parkng spaces on the streetscape. UNCONTROLLED DOCUMENT WHEN PRINTED - THIS VERSION: 24/01/2017 3:51 PM Page 1 of 7 Please refer to the Cty of Melvlle webste (Publc) or BMS (Internal) for the latest verson.

2 Polcy Scope Under Clause 25 of Local Plannng Scheme No. 6 (LPS6) the R-Codes are to be read as a part of the Scheme. Part 7 of the R-Codes allows Councls to adopt local plannng polces whch vary or replace the Deemed-to-Comply provsons of the R-Codes relatng to context and streetscape. Ths local plannng polcy apples to all resdental development wthn the Cty of Melvlle and s n addton to any other applcable requrements under LPS6, the R-Codes and any other relevant Councl polcy. Defntons / Abbrevatons Used In Polcy LPS6 Cty of Melvlle Local Plannng Scheme No. 6 Gatehouse R-Codes A gatehouse s a small arch or pato-lke structure used as an entrance feature to a property. State Plannng Polcy Resdental Desgn Codes Unless otherwse stated terms used n ths polcy have the same defnton as n LPS6 or the R- Codes Polcy Statement 1 Setback of Buldngs generally The Deemed-to-Comply provsons of Clause of the R-Codes are replaced wth the followng: C2.1 Buldngs and structures setback from the prmary street boundary: v n accordance wth Table 1; or correspondng to the average of the setback of exstng dwellngs on each adjacent property frontng the same street; or reduced by up to 50% of that prescrbed wthn Table 1, provded that the area of any buldng, ncludng a carport or garage, ntrudng nto the setback area s compensated for by at least an equal area of open space between the setback lne and lne drawn parallel to t at twce the setback dstance (refer to Fgures 2a and 2c of the R-Codes); n the case of grouped dwellngs, where on-ste car parkng for the street facng dwellng s provded at the rear of the lot, the average front setback requrement n Table 1 and Clause may be reduced by up to 1.0m; UNCONTROLLED DOCUMENT WHEN PRINTED - THIS VERSION: 24/01/2017 3:51 PM Page 2 of 7 Please refer to the Cty of Melvlle webste (Publc) or BMS (Internal) for the latest verson.

3 v v n the case of areas coded R15 or hgher, where: a grouped dwellng has ts man frontage to a secondary street, or a sngle house results from subdvson of an orgnal corner lot and has ts frontage to the orgnal secondary street; or a sngle house or grouped dwellng (where that grouped dwellng s not adjacent to the prmary street), has ts man frontage to a communal street, rght-of-way or shared pedestran or vehcle access way; the street setback may be reduced to 3m, or to 2m to a porch, verandah, balcony or the equvalent (refer to Fgures 2b and 2d ); to provde for regstered easements for essental servces. C2.2 Development on corner lots s to be setback n accordance wth the followng: New dwellngs are to be desgned to address both street frontages through the locaton of major openngs and the artculaton of the façade on all levels. Buldngs and structures on propertes wth a densty codng of less than R30, setback a mnmum of 1.5m and an average of 3m from the secondary street and the corner truncaton boundary; v Buldngs and structures on propertes wth a densty codng of R30 and greater, setback a mnmum of 1.0m and an average of 1.5m from the secondary street and the corner truncaton boundary; Patos, pergolas, verandahs, shade sals and the lke may be setback 1.5m from the secondary street; and C2.3 A porch, balcony, verandah, pergola and the lke may project nto the street setback area and ths projecton s not subject to a compensatng area under Clause C Setback of Garages and Carports The Deemed-to-Comply provsons n Clause of the R-Codes are replaced wth the followng: C1.1 Garages set back 4.5m from the prmary street except that the setback may be reduced where; In accordance wth Fgure 8b where the garage adjons a dwellng provded the garage s at least 0.5m behnd the dwellng algnment (excludng any porch, portco veranda or balcony C1.2 Carports constructed at rght angles to the street are to be setback a mnmum of 3.0m from the prmary street and desgned as follows: Not to exceed 50% of the frontage at the buldng lne; and Ther stng must allow an unobstructed vew between the dwellng and the street, rght of way or equvalent; and Constructed of compatble materals, style and roof ptch to the exstng dwellng. UNCONTROLLED DOCUMENT WHEN PRINTED - THIS VERSION: 24/01/2017 3:51 PM Page 3 of 7 Please refer to the Cty of Melvlle webste (Publc) or BMS (Internal) for the latest verson.

4 C1.3 Garages and carports constructed parallel to the street, setback a mnmum of 3.0m from the prmary street. Garages constructed parallel to the street are to ncorporate openngs or artculaton along the elevatons facng the street(s). C1.4 Garages and carports bult up to the boundary abuttng a prvate street or rght of way whch s not the prmary or secondary street boundary for the dwellng, wth maneuverng space of at least 6.0m, located mmedately n front of the openngs to the garage or carport and beng permanently avalable. C1.6 Garages and carports setback a mnmum of 3.0m from a secondary street. 3 Garage wdth The Deemed-to-Comply provsons n Clause of the R-Codes are replaced wth the followng: C2.1 A garage door and supportng structures shall not occupy more than 50% of the lot frontage; or. C2.2 For front loaded sngle storey dwellngs on street frontages between 10.5m and 12.0m, a double garage s permtted to a maxmum wdth of 6m as vewed from the street subject to: v The garage beng setback a mnmum of 0.5m behnd the buldng algnment; and There beng a major openng to a habtable room drectly facng the prmary street; and There beng an entry feature consstng of a porch or veranda wth a mnmum depth of 1.2m; and No vehcular crossover beng wder than 4.5m where t meets the street; or C2.3 For front loaded dwellngs of two storeys or more, a garage door and supportng structures may occupy up to 60% of the frontage at the setback lne as vewed from the street, where the upper floor extends for the full wdth of the garage and the entrance to the dwellng s clearly vsble from the prmary street. 4 Fences and Street Walls The Deemed-to-Comply provsons n Clause and of the R-Codes are replaced wth the followng: C4.1/C2.1 Front walls and fences wthn the Prmary and Secondary Street setback area are to be desgned n accordance wth the followng: Fences wthn the prmary street setback area that are vsually permeable above 1.2m measured from natural ground level of the verge. The prmary street setback area ncludes any rght of way area. UNCONTROLLED DOCUMENT WHEN PRINTED - THIS VERSION: 24/01/2017 3:51 PM Page 4 of 7 Please refer to the Cty of Melvlle webste (Publc) or BMS (Internal) for the latest verson.

5 v Fencng along the Secondary Street frontage may be sold where t abuts the man prmary outdoor lvng area. Otherwse the fencng s to be vsually permeable above 1.2m n heght when measured from the natural ground level of the verge.. Sold fencng elements shall be well artculated through the use of vared materals, setbacks, landscapng or other desgn elements. Maxmum fence heght s 2.0m to the top of pers and 1.8m to the top of panels. Where a retanng wall s vsble above the road reserve level, the vsble heght of the retanng wall s to be taken nto account n the assessment of fence heght. C4.2/C2.2 A gatehouse located wthn the prmary or secondary street setback area s to satsfy all of the followng: v v The gate or entry way s to be vsually permeable; The maxmum wdth and length of the gatehouse s to be 2.0m or 20% of the lot frontage, whchever s the lesser; 2.4m wall heght, 3m overall heght; Constructed of materals whch are compatble wth the dwellng or front fence; and Encouraged to have ndvdual style and nterest. 5 Sght lnes The Deemed-to-Comply provsons n Clauses and of the R-Codes are replaced wth the followng: C5.1/C3.1 Walls, fences and other structures truncated or reduced to no hgher than 0.75m wthn 1.5m of where they adjon vehcle access ponts where a drveway meets a publc street and where two streets ntersect; or C5.2/C3.2 One per to a maxmum wdth of 0.35m located wthn the truncaton area. In order to mnmse the obstructon caused by development n the truncaton area, the wall heght n the truncaton area shall be a maxmum of 0.75m measured from the verge heght and fencng above shall be 80% vsually permeable. UNCONTROLLED DOCUMENT WHEN PRINTED - THIS VERSION: 24/01/2017 3:51 PM Page 5 of 7 Please refer to the Cty of Melvlle webste (Publc) or BMS (Internal) for the latest verson.

6 6 Boundary Walls The Deemed-to-Comply provsons n Clauses (C3.2 and C3.3) of the R-Codes are replaced wth the followng: C3.2 Walls may be bult up to a lot boundary behnd the street setback (specfed n Table 1 and n accordance wth clauses 5.1.2, and of the R-Codes), wthn the followng lmts v v where the wall abuts an exstng or smultaneously constructed wall of smlar or greater dmenson; n areas coded less than R20, walls not hgher than 3m for a length of 9m behnd the prmary street setback lne specfed n Table 1 of the R-Codes, to sde boundares only (excludes the rear boundary of the parent lot); n areas coded R20 and R25, walls not hgher than 3.5m wth an average of 3m up to a maxmum length of the greater of 9m or one-thrd the length of the balance of the lot boundary behnd the front setback. n areas coded R30 and hgher, walls not hgher than 3.5m wth an average of 3m for two-thrds the length of the balance of the lot boundary behnd the front setback. n areas coded R20 or more, boundary walls are permtted forward of the prmary street setback specfed n Table 1, subject to meetng the average front setback requred by Clause C3.3 Where the subject ste and an affected adjonng ste are subject to dfferent densty codes, n accordance wth clause C3.2 of the R-Codes, the length and heght of the boundary wall between them s determned by reference to the lower densty code. C3.4 Vertcal screenng structures constructed wthn 0.6m of the boundary whch project more than 1.8m above the natural ground level are assessed as boundary walls pursuant to Clause (C3.2 and C3.3) above. Note: The term up to a lot boundary means a wall, on or less than 0.6m, from any lot boundary, other than a street boundary. 7 Street Trees There s a presumpton n favour of the retenton of street trees. Ths presumpton apples to all resdental development proposals. Approval wll not be gven for the removal of street trees unless materal plannng crcumstances dctate that removal, wth supplementary tree replantng n accordance wth Councl Street Tree Polcy, s the only vable alternatve. UNCONTROLLED DOCUMENT WHEN PRINTED - THIS VERSION: 24/01/2017 3:51 PM Page 6 of 7 Please refer to the Cty of Melvlle webste (Publc) or BMS (Internal) for the latest verson.

7 References that may be applcable to ths Polcy Legslatve Requrements: Plannng and Development Act 2005 Plannng and Development (Local Plannng Schemes) Regulatons 2015 Procedure, Process Maps, Work Instructons: Other Plans, Frameworks, Documents Applcable to Polcy: Plannng Applcaton Procedure State Plannng Polcy 3.1: Resdental Desgn Codes CP-029: Street Tree Polcy LPP1.1 Plannng Process and Decson Makng LPP1.8 Crme Preventon through Envronmental Desgn of Buldngs LPP1.1 Amenty LPP1.2 Archtectural and Urban Desgn Advsory Panel LPP1.5 Energy Effcency n Buldng Desgn Delegated Authorty DA 020: Plannng and Related Matters ORIGIN/AUTHORITY Item No. Ordnary Meetng of Councl 20/11/2011 P11/3248 REVIEWS Ordnary Meetng of Councl 19/11/2013 P13/3438 Ordnary Meetng of Councl 15/11/2016 P16/3728 UNCONTROLLED DOCUMENT WHEN PRINTED - THIS VERSION: 24/01/2017 3:51 PM Page 7 of 7 Please refer to the Cty of Melvlle webste (Publc) or BMS (Internal) for the latest verson.