Re: Justification to support the creation of two survey-strata lots at Lot 156 (#44) High Street, Sorrento.

Transcription

1 Craig Jordan Subdivision Solutions WA PO BOX 1364 South Perth WA 6951 The Western Australian Planning Commission c/o Planning Administration The Department of Planning 140 William Street PERTH WA May 2016 Dear Planning Administration Team Leader Re: Justification to support the creation of two survey-strata lots at Lot 156 (#44) High Street, Sorrento. I refer to the application to subdivide the land known as 44 High Street, Sorrento more fully described as Lot 156 on Plan 2820 contained within Certificate of Title Volume 1730 Folio 731 ( the Application ). The application proposes the creation of two survey-strata lots with one lot comprising of a lesser minimum site area than specified under Table 1 of the Residential Design Codes of Western Australia 2010 ( R-Codes ). Consideration is sought from the WAPC to allow the creation of 2 survey strata lots on the following basis: The subject site is located on High Street in Sorrento. Cliff Street is the closest intersecting road. The site comprises of an area of 711sq m and is zoned 'Urban' under the Metropolitan Region Scheme. Under the City of Joondalup District Planning Scheme No.2 (DPS No.2), the site is zoned 'Residential with a dual coding of R20/R25'. The proposed subdivision consist of one street fronting allotment (Lot 1) comprising of approximately 279sq m in area and the second allotment containing the existing dwelling comprising of approximately 427sq m in area. The second allotment (Lot 2) has direct service access to High Street via a 1m pedestrian access way. No common

2 property is proposed. Vehicle access to the existing dwelling on Lot 2 is off the rear laneway abutting the south-most boundary of the site. Lot 1 - the street fronting allotment consists of an area of approximately 279sqm, 21sq m less than the minimum 300sq m required in Table 1 of the R-Codes for an R25 coded site. This constitutes a 7% variation to the minimum site area requirements under clause marginally beyond the 5% tolerance permitted under clause P1.2 of the R-Codes. The proposed two lot subdivision complies with the average site area requirement given the site area is above the minimum 700sqm required for the R25 coding. In accordance with clause P1.2 of the R-Codes, the WAPC may approve the creation of a survey strata lot with a lesser and/or minimum average site area than that specified in Table 1 of the R-Codes provided that the proposed variation would be no more than five percent less in area than that specified in Table 1: and facilitate the protection of an environmental or heritage feature; facilitate the retention of a significant element that contributes toward an existing streetscape worthy of retention; facilitate the development of lots with separate and sufficient frontage to more than one public street; overcome a special or unusual limitation on the development of the land imposed by its size, shape or other feature; allow land to be developed with housing of the same type and form as land in the vicinity and which would not otherwise be able to be developed; and achieve specific objectives of the local planning framework. Design Principle facilitate the protection of an environmental or heritage feature facilitate the retention of a significant element that contributes toward an existing streetscape worthy of retention; facilitate the development of lots with separate and sufficient frontage to more than one public street overcome a special or unusual limitation on the development of the land imposed by its size, shape or other feature Justification or Not Applicable The site has separate and sufficient frontages to two streets although the Right of Way technically may not be a public street

3 allow land to be developed with housing of the same type and form as land in the vicinity and which would not otherwise be able to be developed achieve specific objectives of the local planning framework The dual coding will enable similar developments of this type to occur in the vicinity however there appears to be no precedent set. If the existing dwelling was partially demolished, the minimum site area is achievable however as the dwelling is structurally sound, well maintained and has recently been refurbished, the owners would like to keep the dwelling intact Please see justification below Future development within City of Joondalup Dual Coded Areas is to be accordance with the City of Joondalup s Residential Development Local Planning Policy ( the Policy ) In reference to clause 7.3 of the Policy regarding subdivision at the higher density code, please consider the following justification: Clause 7.3: Development at the higher density code for dual-coded lots For dual-coded lots, the City may permit development or support subdivision at the higher density code subject to the following requirements being met: With the exception of battleaxe sites, the width of any lot, excluding an access leg to the rear lot(s), shall be a minimum width of ten metres at both the primary street boundary and the lot frontage for single house and grouped dwellings, and 20 metres for multiple dwellings; Lot 1 street frontage is metres. Lot 2 street frontage is metres Development on lots which abuts a laneway shall take its vehicle access from the laneway, with the exception of retained dwellings; Lot 2 vehicle access is from the laneway Where sole access is via a laneway and a lot does not have access to another street pedestrian access shall be provided to a street other than the laneway. The pedestrian access shall be 1.5 metres wide, unless an existing dwelling is retained in which a minimum width of one metre is acceptable. A 1m pedestrian access has been provided as an existing dwelling is being retained on Lot 2.

4 7.3.4 The verge, crossover, on-street car parking embayment and external appearance of a retained dwelling shall be upgraded in accordance with Schedule 1 and Schedule 2 of this Policy. Any works required shall be completed in order to obtain subdivision clearance from the City. It should be noted that the existing dwelling is structurally sound, well maintained and has recently been refurbished. In addition, the objectives of the Policy are likely to be achieved as follows: 2. Objectives: The overall objectives of this Policy are to encourage: An improved streetscape outcome, which is attractive and enhances and complements the visual character, bulk and scale of the surrounding built form. The proposed lot will facilitate the provision of a high quality two storey dwelling designed in accordance with the City s Policy. A Development Application for the proposed dwelling is expected to be lodged within the next 3-4 months, subject to WAPC Conditional Approval. As the proposed lot is undersized by 21sqm, the provision of a minimum 4 metre street setback will enable the dwelling design to achieve compliance more easily than the standard 6m street setback for an R25 coded site. High quality built development outcomes in relation to building design and site layout. As above. Residential subdivision and development with safe, functional and attractive access arrangements in and out of sites, which contribute to the overall aesthetics of developments. The proposed subdivision provides functional and attractive access arrangements in and out of sites with sufficient street frontages, pedestrian access legs, street surveillance and dual street access for Lot 1. New development that is designed having regard to the issue of crime prevention and surveillance of the street and housing entrances. As above. Varying density development, inclusive of development within dual density coded areas that are integrated into the surrounding built environment. The proposed subdivision and subsequent development of Lot 1 will integrate into the surrounding development by achieving compliance with the Local Housing Objectives and subdivision requirements of the City s Policy. Should subdivision approval be granted by the Planning Commission, the lots will be strata titled and dwellings designated 'single dwellings' under the definitions contained within the R-Codes.

5 Based on the information and the justification provided, we ask you to demonstrate flexibility in the application of the R-Codes and grant conditional approval to subdivide. We look forward to a favorable outcome. Yours Faithfully, Craig Jordan - BA (Hons) Urban and Environmental Planning Managing Director Subdivision Solutions WA