TO: Development Assessment Panel FROM: Manager Planning and

Transcription

City of Charles Sturt
41.
TO:
Development Assessment Panel
FROM:
Manager Planning and Development
DAP Report 3/07/13
DATE:
HINDMARSH WARD
ITEM 3.36 1 MANN DRIVE BROMPTON
Applicant
George Majda & Associates
Application No
252/0489/13
Proposal
A residential flat building comprising one three storey
dwelling with spa and one two storey dwelling with
associated front fence
Owner of land
Arash Bidhendi
Zone
Residential Zone
Integrated Medium Density Policy Area 20
Form of assessment
Merit
Public notification category
Category 2
Representations
No representations
Agency consultations
Nil
Author
Lisa Stevens
Development Officer— Planning
Attachments
a.
Development Plan Provisions Table
b.
Application documents
Development Plan
5 July 2012
Recommendation
Approval with Conditions
DAP Report 3/07/13
42.
Report
Background
The subject site is currently a vacant allotment. In 2009 Development Approval was granted
for one three storey detached dwelling on the subject site which had a very similar footprint
and building envelope to the current proposal. The development did not progress to the
construction stage.
Proposal
This application seeks approval to develop a residential flat building comprising two
dwellings on the subject site. Dwelling one is a two storey dwelling fronting Mann Drive and
dwelling two is a three storey dwelling with a frontage to West Street. The dwellings are
integrated and appear as one larger dwelling to both streetscapes and overlap each other
with the bathroom for dwelling 2 covering the courtyard for, dwelling 1.
Dwg 1
Dwg 2
Development Plan
DP Provisions
Met?
Site Area per Dwelling
114m 2
lOOm 2
No minimum
Yes
Street Frontage Width
11.5m
10.6m
No minimum
Yes
Building Height
7m
9.75m
3 storey
Yes
3.6m
im
Average neighbours
Yes
Setbacks
•
Front
2.5m
•
Side (lower)
Cm
Om
0.9m or butting
adjoining wall
Yes
•
Side (upper)
Om
Cm
As above
Yes
•
Rear (lower)
Om
Om
3m
No
•
Rear (upper)
4m
3.3m
3m
Yes
33m 2
32m 2
20% of site area
(23m 2 and 20m)
Yes
Private Yard Areas
Carparking
•
Tenant
1
2
1
Yes
•
Visitors
1
0
1
Acceptable
43.
DAP Report 3/07/13
Site/Locality
The subject site is located on the corner of Mann Drive and West Street within the
Residential Zone - Integrated Medium Density Policy Area 20. The allotment has a site area
of 214m 2 with a 11.5m frontage to Mann Drive and 19m frontage to West Street. The
allotment has a corner cut off of 4.24m. The adjoining allotments to the north and west are
established two storey residential dwellings built to the boundary.
The immediate character of the locality is predominately contemporary townhouse
development of medium to high density with the existing single storey housing stock
remaining on the southern side of West Street.
The established character of the area is dominated by two or three storey contemporary
dwellings built with minimal front setbacks and built abutting or with minimal side setbacks
with associated frOnt fencing.
m
1
N
0
rn
0
0
a)
or
0
0
zT
=
t
U,
a)
U
0
'1-
4-.
0
U
0
—j
C
a)
4-.
U,
Flaw
•
Ll
AbMVIP
lit
y
*
a)
C
I-
>.
U
0
—j
C
(5
a)
.0
C
C
0
a)
4-.
U
U,
U)
a)
.0
DAP Report 3/07/13
45.
Summary of Representations and Applicants Response
Representations
The proposal underwent the Category 2 Public Notification process. No Representations
were received.
Internal Consultation
Department/Staff
Response
Mark Pierson
The existing landscaped area on West
Street does not appear to impinge on the
reverse-out turning manoeuvre for the B85
vehicle.
Development and Permit Officer
Engineering Strategy and Assets
DA approval is 'supported subject to the
requirement to obtain a permit to match
their internal driveway with the existing
invert.
Chris Taras
Technical Officer Arboriculture
-
Open Space Recreation and Property
Carmine D'Amico
Civil Engineer
-
Development Services
Planning and Development
The trees are semi-mature and to construct
the proposed crossover will not have a
significant impact on the existing two trees
in Mann Drive. The crossover is to have no
taper on each side other than a standard
radius at the invert and a linear root barrier
be installed to a minimum depth of 500mm
on each side of the crossover.
Finished Floor Level
The minimum FFLofthe development is
16.83.
The garage level is 16.8, it will need to be
brought up to the minimum level, the FFL
of the living area complies.
The driveway level at the boundary must
be 300mm above the Water Table, this has
not been shown on plans, it is required for
both driveways.
Stormwater Management Plan
Complies with CCS requirements
46.
DAP Report 3/07/13
Development Assessment
The proposal is neither a complying nor non-complying form of development and must be
considered on its merits against the relevant provisions of the Development Plan. The
Development Act 1993 provides that a Planning Authority is to have regard to the relevant
provisions of the Development Plan in assessing development proposals.
Attachment A contains a comprehensive list of all Development Plan provisions considered
relevant to the proposal. A comprehensive assessment against the relevant provisions of
the Development Plan has been undertaken within Attachment A. Where compliance with
a particular Development Plan provision requires further discussion, it has been outlined in
further detail below.
Land Use
The proposal to construct two dwellings is appropriate within the Residential Zone
Integrated Medium Density Policy Area 20. There is no minimum land size required in this
policy area which enables a range of housing styles with varying footprints. The application
is consistent with the Desired Character statement of the Integrated Medium Density Policy
Area 20 which envisages a range of dwelling types including high density housing.
Visual Appearance/Built Form/Landscaping
The proposed dwellings are of modern contemporary design which is in keeping with the
established character of the locality. The facades are well articulated and incorporate
glazing, balconies and solid walls that results in an interesting built form.
The two dwellings are integrated in their design which presents as one building to the street.
This approach results in a high quality streetscape.
Dwelling one has a frontage to Mann Drive and presents to the street with a single garage,
living area and courtyard. The second storey of dwelling one incorporates a balcony which
extends over the driveway which results in the garage not being a dominant element of the
streetscape.
Dwelling two has a frontage to West Street and presents to the street with a double garage,
entry point and study at ground level. Dwelling two has a second and third level which is
well articulated and incorporates front balconies which extend over the garaging which
ensures there is no garage dominance. The third level of dwelling two is located centrally
within the allotment which minimises the bulk and scale of the dwelling.
Dwelling one incorporates a courtyard wall along the front boundary that is articulated in
height and has a rendered finish to match the proposed dwellings. This courtyard wall is an
appropriate style of fencing for the locality.
The landscaping provided to both dwellings will positively contribute to the streetscape as it
will break up the built form.
The overall design is appropriate for the site and locality and is consistent with the Desired
Character statement of the Integrated Medium Density Policy Area 20 which envisages two
and three storey development, cohesive streetscapes with a variety of housing forms and
47.
DAP Report 3/07/13
styles. The proposal is also consistent with the Design and Appearance Objectives and
Principles of Development Control which envisages development that is of high architectural
standard, has regard to the desired character of the locality and has regard to mass and
scale, proportion, roof form and façade articulation and detailing.
Setbacks
The immediate locality and established character of the area is dominated by two and three
storey contemporary townhouses that are often in row dwelling or residential flat building
formation with two storey components built to the side boundaries.
Integrated Medium Density Policy Area 20 Principle of Development Control 3 states that
walls located on a side boundary should be located immediately abutting the wall of an
existing building on the adjoining site in regards to height and length. The proposed
dwellings are consistent with this principle as the proposed two storey walls abut existing
two storey walls on the boundary for the same height and length.
The ground floor rear courtyard to dwelling two abuts the open space of the adjoining
dwelling to the north east which minimises any impact of the proposed built form to the
neighbouring property.
The front setbacks are appropriate for the site and locality as the adjoining dwelling to the
north is setback 2 metres with the adjoining neighbour to the west setback approximately 3
metres. Both adjoining properties have balconies or canopies forward of the main face.
Private Open Space
Dwellings within the Integrated Medium Density Policy Area 20 require 20% of the site area
to be dedicated to private open space. The private open space should be located behind the
building line, not include bin storage areas and have 16m 2 with a minimum dimension of 4
metres. Private open space located above ground level should be a minimum dimension of
2 metres. Whilst the proposed development does not meet all the requirements regarding
private open space, the overall arrangement is appropriate given the locality and existing
character of the area and is not considered at serious variance with the Development Plan.
Dwelling one requires 23m 2 private open space. The proposal includes a courtyard to the
rear of the dwelling of 10m 2 to facilitate bin storage and clothes drying. The combined area
of the courtyard to the front of the dwelling and upper balconies is 33m 2 . The proposed
location of the courtyard also facilitates northern sun which would not be captured if
located behind the building line due to the surrounding built form. Whilst a portion of the
private open space is located forward of the dwelling given the locality, orientation and high
quality design in this development it is considered appropriate.
Dwelling two requires 20m 2 dedicated to private open space. The proposal includes a 10m 2
courtyard located to the rear of the dwelling which facilitates bin storage and clothes drying
and 32m 2 provided in the form of balconies.
The shortfall of private open space located behind the building lines has not been
considered at serious variance with the Development Plan given the provision for bin
storage, clothes dying areas with the addition of large balconies to each. dwelling. The
48.
DAP Report 3/07/13
proposed private open space for both dwellings is considered appropriate given the site and
design.
Overlooking
The upper storey windows that do not have a street frontage are high level to minimise
overlooking to the adjoining neighbouring properties. The balconies proposed for dwelling
one and two both have street frontages and enable casual surveillance to the public street.
Windows without a street frontage have been designed as high level to minimise any
overlooking potential. There are no overlooking issues raised with the proposed dwellings.
Traffic Management and Parking
Dwelling one provides two off street car parks in a tandem arrangement. Dwelling one's
crossover will be located between two existing street trees and has been supported by
Councils Development and Permit Officer and Technical Officer - Arboriculture. Dwelling
two provides two off street car parks which utilise an existing crossover.
The access and parking arrangement proposed is appropriate for the site and locality.
Crime Prevention
The proposed dwellings incorporate elements of solid and tubular fencing at ground level to
allow for casual surveillance of the public street. Both dwellings also have balconies
orientated to both Mann Drive and West Street to enable casual surveillance.
Stormwater
The proposal has been assessed by Councils stormwater engineer and has been amended to
comply with Councils flood mitigation and stormwater management policies.
Conclusion
This application has been assessed against the Charles Sturt Development Plan dated 5 July
2012.
The proposed development is consistent with the desired character statement for this
locality, in terms of the type, allotment size of dwellings and the appearance of the
dwellings.
The development is considered to provide adequate setbacks, private open space and on
site car parking. Overlooking has been addressed whilst still allowing for maximum passive
surveillance over the adjoining public land.
For these reasons the proposed development is considered to adequately comply with the
relevant Development Plan Provisions and hence warrants the granting of Development
Planning Consent.
49.
DAP Report 3/07/13
Recommendation
A.
Reason for Decision
The Panel has read and considered the report prepared by the Development Officer,
Planning dated 3 July 2013 and agrees with the assessment outlined in that report.
B.
That pursuant to Section 35 (2) of the Development Act, 1993, the proposal is not
seriously at variance with the relevant provisions of the Charles Sturt (City)
Development Plan consolidated 5 July 2012.
C.
That pursuant to Section 33 of the Development Act, 1993, Development Application
Number 252/0489/13 be GRANTED Development Plan Consent subject to the
following conditions:
1.
Develop in accordance with the approved plans
That the proposal shall be developed in accordance with the details and approved
plans stamped by Council except where varied by the conditions herein and shall be
completed prior to occupation of the proposed development.
Reason:
2.
To ensure the development proceeds in an orderly manner.
1.5 metre high sill height
That any side and rear upper storey windows that do not have a street frontage shall
have a minimum 1.5 metre high sill height above the finished floor level or have
translucent glass/film to a minimum height of 1.5 metres. The translucent glass/film
windows shall be fixed or be provided with awning sashes that do not exceed an open
distance of 200mm.
3.
Reason:
To minimise the impact on adjoining residents.
Note:
With respect to this condition other forms of screening can be used as
long as it can be demonstrated to Council that such screening will
prevent overlooking. However, should you wish to use an alternative
screening method you are required to lodge an application to vary the
above condition.
Stormwater Management Plan Condition
All stormwater runoff shall be directed away from neighbouring properties and shall
be managed in accordance with the Stormwater Management Plan prepared by MQZ
Consulting Engineers dated May 2013 and quoted with Job Reference Number
130503.
Reason:
To ensure stormwater is disposed of in a controlled manner.
50.
DAP Report 3/07/13
Notes
1.
You are advised that under the Fences Act you are legally required to give notice for
the removal of a fence on the common boundary. Please refer to the Fences Act for
the correct procedural requirements.
2.
The applicant is reminded of its general environmental duty, as required by Section 25
of the Environment Protection Act, to take all reasonable and practical measures to
ensure the activities on the site, including during construction, do not pollute the
environment in a way which causes or may cause environmental harm. This includes
being mindful of and minimising off site noise, dust and vibration impacts associated
with development.
Construction noise can cause nuisance to nearby residents and therefore activities
which include the operation of machinery need to be restricted to between 7.00am
and 7.00pm Monday to Saturday and if necessary on Sunday between 9.00am and
7.00pm to minimise potential for noise complaints.
Construction must be undertaken in accordance with Division 1 of Part 6 of the
Environment Protection (noise) Policy 2007 at all times.
Heavy vehicles accessing the site should avoid residential streets wherever possible.
3.
The approval for this development does NOT imply approval to alter, shift or remove
any street tree, side entry pit, stobie pole, bus stop, fire hydrant or other gas,
electricity, water, telecommunications or other similar infrastructure. Approval to
alter any of these or similar infrastructure needs to be obtained from the relevant
government department, private organisation or Council. Any costs associated with
such alteration are the responsibility of the applicant.
4.
Before proceeding with this proposal, you are required to seek Building Rules Consent
pursuant to the provisions of the Development Act, 1993.
5.
You are advised that construction of any footpath, kerb, gutter or crossover on
Council land will require a permit from Council's Engineering and Construction
Department. It is illegal to undertake work on Council land without permission.
To ensure your development can now proceed without unnecessary delays please ensure
the matters outlined below are properly managed.
The following information outlines your obligations in relation to appropriately managing
noise, dust and works effecting adjoining land (both private and public).
Driveway Crossovers
.
If you are relocating an existing driveway crossover you must remove and reinstate the
old crossover to match the existing kerb profile, footpath and verge. You will require a
permit to work on Council land to construct your new driveway crossover which must
be constructed to Council specification. Please contact Council on 8408 1111 or refer
to our website http://www.charlessturt.sa.gov.au/site/page.cfm?u=7&c=4118 for
relevant specifications.
51.
DAP Report 3/07/13
Council Verges
.
Please take every precaution necessary to avoid damage to the landscaping and
infrastructure present on Council verges, as you will be required to make good
damage to Council property.
Common boundary
When removing fences that are on the common boundary with your neighbour you
must give your neighbour 28 days notice in writing that you intend to remove the
dividing fence. Where the neighbour has a pool, particular care must be taken to
ensure the pool is not left exposed, if temporary fencing is installed the temporary
fence must comply with AS 1926.1 - Swimming pool safety. We recommend that you
consider the Fences and the Law booklet available on line and follow the processes
outlined in the booklet.
Where it is intended to erect external walls on the boundary the face of the external
wall must be on the boundary. Further, barge boards, capping tiles or other fixtures
on the boundary wall must not encroach upon the land of the adjoining owner.
Existing fence lines may not be the true legal boundary. To avoid violation of
neighbour's rights, the onus of proof of the boundary line rests with the owner of the
land where the work is undertaken. This will necessitate a survey being carried out by
a licensed surveyor to identify the true location of the boundary and proposed footing
on the ground. You will need the neighbour's written approval to enter their land to
carry out any construction.
Neighbours
.
Construction within an established neighbourhood can be a stressful time for existing
residents. You are urged to take all necessary precautions to ensure adjoining
properties are not damaged or residents unreasonably impacted. In the interests of
good neighbourliness you may wish to consider providing your contact details to all
adjoining property owners inviting them to contact you should there be any concerns
during the construction process.
Dust
.
Airborne dust and sand emissions potentially generated on site must be managed and
this can be achieved by wetting down the soil and site during the demolition and
construction process. If you have any concerns or questions in relation to dust you
can contact the EPA on 8204 2004.
Asbestos
.
If there is asbestos material in or on the building or fencing to be demolished there
are specific requirements for the method of removal and disposal of asbestos. The
removal of asbestos over 10 square metres in area must be carried out by a licensed
asbestos removal contractor in accordance with Safe Work SA requirements. For
further information in relation to this please contact Safe Work SA on 1300 365 255.
52.
DAP Report 3/07/13
Use of Public Space
•
Should any part of the development process require use of public land (ie, the
footpath, nature strip, road or other reserve), additional permits will be required.
•
Examples of such activities include storage of materials, delivery of materials from
public land, placing of temporary fences on public land, blocking of the road, footpath
or nature strip for any period of time.
•
Where works from public space impact vehicular or pedestrian traffic, you will be
requested to lodge a Traffic Management Plan that adheres to the requirements of
the relevant Australian Standards.
•
Additional fees and charges may apply, please contact the Council's Compliance Team
on 8408 1380 to discuss your projects needs.
Environment Protection Note
The Environment Protection (Water Quality) Policy 2003 requires any person who is
undertaking an activity, or is an occupier of land to take all reasonable and practicable
measures to avoid the discharge or deposit of waste from that activity or land into any
waters or onto land in a place from which it is likely to enter any waters (including the
stormwater system).
The policy also creates offences that can result in on-the-spot fines or legal proceedings. The
following information is provided to assist you to comply with this legislation:
1.
Building and construction should follow sediment control principles outlined in the
Stormwater Pollution Prevention - Code of Practice for the Building and Construction
Industry (EPA 1999). Specifically, the applicant should ensure:
•
During construction no sediment should leave the building and construction
points
to
entry
site. Appropriate exclusion devices must be installed at
stormwater systems and waterways.
•
A stabilised entry/exit point should be constructed to minimise the tracking of
sand, soil and clay off site. However, should tracking occur, regular clean-ups
are advised.
2.
Litter from construction sites is an environmental concern. All efforts should be made
to keep all litter on site. The applicant should ensure that bins with securely fitted lids,
capable of receiving all waste from building and construction activities, are placed on
site.
3.
All building and construction wastewaters are listed pollutants under the Environment
Protection (Water Quality) Policy 2003 and as such must be contained on site.
It is important that you familiarise yourself with the terms of the Policy and ensure that all
contractors engaged by you are aware of the obligations arising under it.
For further information please contact the Environment Protection Authority on telephone
(08) 8204 2004.
53.
DAP Report 3/07/13
ATTACHMENTA
[Attachment A consists of 8 pages]
Development Plan Provisions - Consolidated 5 July 2012
Land Use
PolicyArea
Desired Character Statement - Integrated Medium Density Policy Area 20
No housing density limitations apply in the policy area and it is expected that its character will be
represented by integrated subdivisions accommodating a wide range of dwelling types at medium to
high densities, such as detached, semi-detached, row and group dwellings, residential flat buildings and
aged person's housing, which demonstrate best practice urban development. Development will
contribute to a cohesive housing form and style. Buildings of up to two storeys in height are
appropriate, with three storey buildings appropriate in the middle of the policy area, adjacent the
Neighbourhood Centre Zone - Findon Policy Area 10 and at least 30 metres away from housing in
other policy areas of the Residential Zone. It is envisaged that sites previously used for commercial
purposes or land that has been previously used for waste disposal will be replaced with housing after,
where necessary, decontamination has occurred. Development that will achieve cohesive streetscapes
whilst allowing for variety in housing form and style is desirable.
Complies
-
Development within Bowden and Brompton shall reinforce the established rectilinear street and
allotment pattern. It is envisaged that additional public open space will be provided in one substantial
area south of Third Street between West and Brown Streets that would enable convenient pedestrian
access from these streets and have proportions and a shape that ensures the reserve is usable and
suitable for its purpose.
In Findon, west of Findon Road, housing development needs to make efficient use of sites and
integrate effectively with surrounding land uses, especially the Findon Shopping Centre facility, as well
as being sited and designed to contribute to and enhance attractive existing or expected streetscape
character
Policy Area - Integrated Medium Density Policy Area 20
oi
Development that contributes to the desired character of the policy area.
PDC 1
Development should not be undertaken unless it is consistent with the desired character for the policy
area.
PDC 2
The two storey component of a building should be setback no closer than 3 metres from the rear
boundary.
Complies
Complies
See body of report.
A wall of a building on a side boundary should satisfy all of the following:
(a) be located immediately abutting the wall of an existing or simultaneously constructed building
on the adjoining site and is constructed to the same or to a lesser length and height
(b) where not affected by (a) above, have a maximum height of 3 metres above natural ground
level measured from the ground level at the boundary of the adjoining site
(c) does not exceed 40 per cent of the length of the boundary
(d) be constructed along one side of the allotment only.
Residential Zone
A residential zone comprising a range of dwelling types.
01
See body of report.
02
Complies
PDC 3
PDC 1
Increased dwelling densities in close proximity to centres, public transport routes and public open
spaces
The following forms of development are envisaged in the zone:
• Domestic outbuilding in association with a dwelling
• Domestic structure
• Dwelling
•
•
Complies
Complies
Dwelling addition
Small scale non-residential uses that serve the local community, for example:
o Child care facilities
o Health and welfare services
o Open space
o Primary and secondary schools
o Recreation areas
o Shops, offices or consulting rooms
•
PDC 3
Supported accommodation
Vacant or underutilised land should be developed in an efficient and co-ordinated manner to increase
housing choice by providing dwellings with densities higher than, but compatible in form, scale and
design with adjoining residential development.
Complies
Residential Zone Form and Character
PDC 6
Development should not exceed two storeys in height except where specified in the relevant policy
area.
PDC 7
The roof pitch of a dwelling should be less than 5 degrees or greater than 25 degrees.
PDC 8
Front fences should be incorporated as part of a dwelling development where the established
character of a locality is identified with this element.
General Section Design and Appearance
01
Development of a high architectural standard that responds to and reinforces positive aspects of the
local environment and built form
PDC 1
Buildings should reflect the desired character of the locality while incorporating contemporary designs
that have regard to the following:
(a) building height, mass and proportion
(b) external materials, patterns, colours and decorative elements
(c) roof form and pitch
(d) façade articulation and detailing
(e) verandas, eaves, parapets and window screens.
PDC 2
Where a building is sited on or close to a side or rear boundary, the boundary wall should minimise:
(a) the visual impact of the building as viewed from adjoining properties
(b) overshadowing of adjoining properties and allow adequate sunlight access to neighbouring
buildings
-
Complies
Complies
Complies
-
PDC 3
POC 5
The external walls and roofs of buildings should not incorporate highly reflective materials which will
result in glare to neighbouring properties, drivers or cyclists.
Balconies should:
(a) be integrated with the overall form and detail of the building
(b) include balustrade detailing that enables line of sight to the street
(c) be recessed where wind would otherwise make the space unusable.
.
Complies
Complies
Complies
Complies
Complies
Visual Privacy
PDC 11
Buildings with upper level windows, balconies, terraces and decks should minimise direct overlooking
of habitable rooms and private open spaces of dwellings through one or more of the following
measures:
(a) off-setting the location of balconies and windows of habitable rooms with those of other
buildings so that views are oblique rather than direct
(b) building setbacks from boundaries (including building boundary to boundary where
appropriate) that interrupt views or that provide a spatial separation between balconies or
windows of habitable rooms
(c) screening devices (including fencing, obscure glazing, screens, external ventilation blinds,
window hoods and shutters) that are integrated into the building design and have minimal
negative effect on residents' or neighbours' amenity
(d) other than within the Urban Core Zone, sill heights of not less than 1.5 metres or permanent
screens having a height of 1.5 metres above finished floor level.
Relationship to the Street and Public Realm
PDC 13
Buildings (other than ancillary buildings, group dwellings or buildings on allotments with a battle axe
configuration) should be designed so that their main façade faces the primary street frontage of the
land on which they are situated.
PDC 14
Buildings, landscaping, paving and signage should have a coordinated appearance that maintains and
enhances the visual attractiveness of the locality.
PDC 15
Buildings should be designed and sited to avoid extensive areas of uninterrupted walling facing areas
exposed to public view.
PDC 16
Building design should emphasise pedestrian entry, points to provide perceptible and direct access from
public street frontages and vehicle parking areas.
PDC 19
Where zero or minor setbacks are desirable, development should incorporate shelter over footpaths to
enhance the quality of the pedestrian environment.
Building Setbacks from Road Boundaries
PDC 22
Except in areas where a new character is desired, the setback of buildings from public roads should:
(a) be similar to, or compatible with, setbacks of buildings on adjoining land and other buildings in
the locality
(b) contribute positively to the function, appearance and/ or desired character of the locality
Complies
Complies
Complies
Complies
Complies
Does not comply
Complies
PDC 23
Except where specified in a particular zone, policy area or precinct, the main face of a building should
be set back from the primary road frontage in accordance with the following table:
Setback diff.r.nc . between
butidings on adjacent allotments
Setback of new building
lip to 2 metres
The same setback as one of the adjacent buildings, as illustrated
betow:
See body of report
6.
When b a< 2. slb,ok of new dwelling
Greater than 2 metres
= a or b
-
At least the average setback of the adjacent buildings.
General Section - Residential Development
A diverse range of dwelling types and sizes available to cater for changing demographics, particularly
02
smaller household sizes and supported accommodation.
Medium and high density residential development in areas close to activity centres public and
03
community transport and public open spaces.
Residential Development - Design and Appearance
PDC 3
Dwellings and accommodation at ground floor level should contribute to the character of the locality
and create active, safe streets by incorporating one or more of the following:
(a) front landscaping or terraces that contribute to the spatial and visual structure of the street
while maintaining adequate privacy for occupants
(b) individual entries for ground floor accommodation
(c) opportunities to overlook adjacent public space.
Residential development should be designed to ensure living rooms have an external outlook.
PDC 4
PDC 5
Entries to dwellings or foyer areas should be clearly visible from the street, or access ways that they
face to enable visitors to easily identify individual dwellings.
Garages, Carports and Outbuildings
Garages, carports and residential outbuildings should have a roof form and pitch, building materials
PDC 6
and detailing that complement the associated dwelling.
-
Complies
Complies
Complies
Complies
Complies
Complies
PDC 8
Garages, carports and residential outbuildings should not dominate the streetscape and be designed
within the following parameters:
arameter
Value
Morarnurrr floor area
Maxonarn
1001
See body of report
height
60 square metes
3 eretron
Maolrnmn braiding he,ghl
5 metres
Mrnenorn setback from o primary rood
frontage
Garoges and carporto setback in accordance with the
fotlosrog.
(a) within the Residential Zone or Residential Character
Zone - at leant 5.5 metres or 0.5 metres behind the
mars tone at the associated dwelling, whichever in the
prosier dictonce from the prhsary frontage
(b) no closer than any part of its associated dweling and
In any other cone, be netbank a rninenorn of
5,5 ,nehen
Oothrrild'ergn nhoold not prohnde forward of any part of its
associated dweling
Min,ncm setback from a secondary road 0.9 web'es or in-lore with the existng dwelfrrg
frontage
Minisner setback from a reurornide
vehicle accesn way
0 reeben
Maoirrrure length oloog the bor,ndory
8 mehen or 50 per cent of the length along 0101
boundary (whmch cone in the leaner)
Mainmrcrr frontage width of garoge or
carpori with an opeetirg facing a rear
access tone
No rnaninraro
Maormure frontage width of garage or
carport with an ojrenorg facing the street
Lens than hoper cent of the allotment hostage provided the
width dons not enseed 5 rnntres wittrur the Renirtenfiot Zone
or Rerirfenbol Character Zone
General Section—Transportation and Access
Table ChSt/2- Off -Street Vehicle Parking Requirements:
Dwelling (detached and semi-detached) require 2 onsite carparking spaces, one of which is covered
(the second space can be tandem)
Site Coverage
PDC 11
Site coverage should be limited to ensure sufficient space is provided for:
(a) pedestrian and vehicle access and vehicle parking
(b) domestic storage
(c) outdoor clothes drying
(d) a rainwater tanks
(e) private open space and landscaping
(f) convenient storage of household garbage and recycling receptacles.
-
Complies
PDC 38
Complies
Private Open Space
PDC 12
Private open space (available for exclusive use by residents of each dwelling) should be provided for
each dwelling and should be sited and designed:
See body of report
(a) to be accessed directly from the internal living areas of the dwelling
(b) to be generally at ground level (other than for residential flat buildings) and to the side or rear
of a dwelling and screened for privacy
(c) to take advantage of, but not adversely affect, natural features of the site
(d) to minimise overlooking from adjacent buildings
(e) to achieve separation from bedroom windows on adjoining sites
(f) to have a northerly aspect to provide for comfortable year round use
(g) not to be significantly shaded during winter by the associated dwelling or adjacent
development
(h) to be partly shaded in summer
(i) to minimise noise or air quality impacts that may arise from traffic, industry or other business
activities within the locality
(j) to have sufficient area and shape to be functional, taking into consideration the location of the
dwelling, and the dimension and gradient of the site.
PDC 14
For each dwelling in the Residential Zone or Residential Character Zone that has a ground floor level,
private open space should:
(a) contain one primary useable part, directly accessible from a living room within the dwelling
consistent with the following requirements:
Po1cy Area
Integrated Medium
Density Policy Are i
Minmum area of useable phvate open
space
square metres)
- or
te 3rea
sqL.a'e netres
Minimum
Maximum
dimension gradient
(metres)
ezs
See body of report
(b) not be covered by verandas by more than 30 per cent and to not include any areas to be used
for the parking of motor vehicles
(c) be located behind the building line
(d) be provided at the following rates and in accordance with the following requirements:
Integrated Medium
Density Policy Area 20
: 20 % of the site area
Private open space located above ground level should have a minimum dimension of 2 metres and be
directly accessible from a habitable room.
General Section.- Crime Prevention
A safe, secure, crime resistant environment where land uses are integrated and designed to facilitate
01
community surveillance
Development should be designed to maximise surveillance of public spaces through the incorporation
PDC 1
of clear lines of sight, appropriate lighting and the use of visible permeable barriers wherever
practicable.
Buildings should be designed to overlook public and communal streets and public open space to allow
PDC 2
casual surveillance.
General Section- Landscaping, Fences and Walls
The amenity of land and development enhanced with appropriate planting and other landscaping
01
works, using locally indigenous plant species where possible.
DPC 18
Complies
Complies
Complies
Complies
Complies
54.
DAP Report 3/07/13
ATTACHMENT B
[Attachment B consists of 22 pages]
•o
•oo o ••O Oo•0•
0 • •
° o.oO G0•G
• •000 .• .000•
0
_
I
0•
•
0
0
0
1J Development Application Form
Development Act 1993
Office Use Only
To submit an application, sections 1-8 of this application must be completed.
Please use block letters and black or blue pen. The completed form must be
accompanied by all required documents as specified in the planning
requirements checklists and the applicable fees.
Property Number:
Applications submitted that do not Include the prerequisite information listed
in the "Planning Requirements Checklist" will be returned for resubmission by
the applicant once they are complete.
Received dy:
252/
q79ivfr
Date Lodged:
I3,
1. Application Type:
rEJ
'
2.
D
Complying Development
Development Plan Consent (Planning Only)
includes approval to prune or remove a significant tree
Location of Proposed Development
I
Street: MP4-N
D.?.
Section No:
Or, Lot No:7.. DP:
No:
1 _45 (Full/Part) Hd: _i
Folio:
Detailed Description of Proposed Development
SMt VVM CkW
4.
'4tW10fJ
Suburb:
Certificate of Title: Volume: 007.5
3.
Building Rules Consent
(Building Only)
Development Approval (Both
Planning and Building)
Postcode: 50b7
s1Pc..-A
Z-.1
1AJOS1OE.1
7_..
& So
p.P•t&j
Cost of the Proposed Development (excluding fit-out costs such as furniture)
$
48 0 , D°°
_Please note: Council may require written justifIcation to verify costs.
Sections marked * must be completed.
S. Details of Parties
(Please note that all correspondence will be addressed to the Applicant. In the event of multiple
applicants the addressee will be the first named)
*Applint
GO.6t
Name (Mr/Mrs/Ms/Company):
Email:
Go-
Postal Address:
7z-
*Builder
(if known):
. P'
&VA
1:,.jbr.
, OCA
.frçtj
r4OW _PrO_iD
ie-_ioc'f-
Phone:L&1 l 44-_Mobile;
Pr1bP_4A
116I09 Fax:
'
Licence No:
Email:
Postal Address:
d%
Subject
Email:
Fax:
Mobile:
Phone:
4A 4
C1L
4j-
ft:Z.
Postal Address:
Phone:
64 110 OZ..fl
Mobile:
64d1- 2.74.10 JoFax:
8410 O5(o
City of Charles Sturt 72 Woodville Road, Woodville, South Australia 5011 T 08 8408 1111 F 08 8408 1122 www.chariessturt.sa ,eov.au
2
6.
Has The Construction Industry Training Fund Act 1993 Levy Been
Paid?
7.
SITE DECLARATIONS NEW DWELLINGS ONLY:
7.1
Was the allotment created on or after 1 September 2009?
Yes
7.2
Does the site have connection to or is capable of being connected to
a sewage system or waste control system which complies with the
Public and Environmental Health Act, 1987?
Yes
No
7.3
Was the site to the best of your knowledge and belief, subject to
site contamination as a result of a previous use of the land or a
previous activity on the land?
Yes
No
8.
SITE DECLARATIONS ALL DEVELOPMENT:
8.1
Does a regulated tree exist on the site or on adjoining land which
might be affected (including damage to tree roots) by the proposed
development?
Yes
No
8.2
If the proposed building includes a garage/carport, does is gain
driveway access from:
(if not applicable)
0
No
-
8.2.3
8.2.4
•
8.2.2
No
-
•
•
•
8.2.1
Yes
an existing driveway or authorised access point; or
a mountable or rollover kerb; or
a driveway access point illustrated as part of an approved land
division; or
a driveway access point that is not located within 6 m of an
intersection or a pedestrian actuated crossing and will not
interfere with a tree, street furniture, or other infrastructure?
2 No 0
Yes D No 0
Yes
No 0
Yes
Yes
No
ga
5/09/2012
3
9.
Name:
Person for Further Information (if other than the applicant)
O -G(e
Email:____________________
1PuW'Fax:
Mobile:
Phone:
10. Current Land and Property Use (e.g. dwelling, shop, industry, warehouse)
z--
it_.
(.r.
Historic Use of Land
Are there any easements on the land?
D Yes LJ" No
Are there any significant trees on the land or adjacent land?
Is there a brush fence within 3 metres of the
Yes
proposed building work?
El
Yes EINo
E 'No
11. Building classification details
Building classification sought:
Present classification(s):
Commercial/Industrial applications:
Male:
Number of employees:
Institutional buildings:
Assembly buildings:
Female:
Number of persons accommodated:
Number of occupants:
12. Decision Notification Distribution
Decision Notices and associated documentation will be distributed by email if less than 5mb
and the applicants email address is included in the Applicant Details section on page 1 of this
form. When greater than 5mb in size or where an email address is not provided the decision
documentation will be distributed on a CD unless a paper copy is specifically requested.
D
Please send a paper copy of the decision documentation by post.
13. Privacy policy
I acknowledge that copies of this application and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 and Development Act 1993
and where public notification is required may be made available on Council's website.
Details provided by the applicant, written representations and other technical reports form part of the
reports attached to Council agendas. The agenda, minutes and accompanying report is made available
on Council's website. Information, including names and addresses recorded in these documents can
therefore be searched by the various website search engines.
*Signed :
*Date:
"Applican
Office Use Only:
Date:
Receipt No:
Owner
D
Authorised Person
•
..
....•
•....
..
...
.
..
.
,.
...•
....
...•...•••
.. .. .. .,.
.... .. ......
•
•
.
• Powerline Clearance Declaration of Applicant
Pursuant to Clause 2A(1) of Schedule 5 of the
Development Regulations 2008
To: City Of Charles Sturt
1.
From: (Applicant details)
cO—Cc- VI PrOA
KMOD e
72—
Postal Address:
Name
t-i
'
Email:
Phone:
S1-E
1144'
NO14 AtIE
. C.Op
.
Mobile:
Fax:
21 fl4-Z..
2. Development Details
t _
a.
Development Application Number
b.
Date of Application
c.
Locationof Proposed Development
d.
Description of Proposed Development
z-g
j
.-
L8,r_7Z—
t40.
llp.JO
'
11
cit...J 1C_'
t'i %.
V4A—*4 Ct..
3. Declaration
being the applicant for the development described
above declare thalTfe iroposed development will Involve the construction of a building which
would, if constructed in accordance with the plans submitted, not be contrary to the
regulations prescribed for the purposes of section 86 of the Electricity Act 1996. I make this
declaration under Clause 2A(1) of Schedule 5 of the Development Regulations 2008.
Signed:
Date:
Please refer to notes on next page
City of Chatles Sturt 72 Woodville Road, WoodviIe, South Australia 5011 T 088408 1111 F 088408 1122 www.charlessturt.sa.gov.au
'
.
Title Register Search
LANDS TITLES OFFICE, ADELAIDE
For a Certt5cte of title issued pursuant to the Reel Property Act 1885
REGISTER SEARCH OF CERTIFICATE OF TITLE * VOLUME 6025 FOLIO 227 *
$0.00 (OST exempt )
COST
PIRPROD
REGION
LIRE
BOX NO : 665
AGENT
11/10/2012 AT
SEARcHED ON
15:21:17
PARENT TITLE
AUTHORITY
DATE OF ISSUE
EDITION
CT 5569/556
RTC 11055596
01/12/2008
2
REGISTERED PROPRIETORS IN FEE SIMPLE
MIRA BRALIC AND BRANISLAV R000SICH BOTH OF Pa BOX 6034 WEST LAKES SHORE SA
5020 AS JOINT TENANTS
DESCRIPTION OF LAND
ALLOTMENT 72 DEPOSITED PLAN 79145
IN THE AREA NAMED BROMPTON
HUNDRED OF YATALA
EASEMENTS
NIL
sCHEnurE OF ENDORSEMENTS
11089713 MORTGAGE TO AUSTRALIA & NEW ZEALAND BANKZNG GROUP LTD. (SINGLE
COPY ONLY)
NOTATIONS
DOCUMENTS AFFECTING THIS TITLE
NIL
REGISTRAR-GENERAL' S NOTES
NIL
END OF TEXT.
Page 1 of 2
The Registrar-General certifies that this Title Register Search displays the records
maintained in the Register Book and other notations at the time of searching.
R65uer-Ocnwl
4
1987
2000
1002
RESRVE
4
Pd
9121
24-3'
t
62W
4
9.31
•
%•
4
216
82
l)
F
84
4e
S 4),,
2 - 03
4VW
%b
NLF
.
5I3;&
1&GTE7
7
*
9•,
4,
6
83
4-2
9241
ti ll
C,
/
8'
66
424
0
4
9.4
NJ
213
I
E1dLARGMEPFr 6
*
428,,,'
511
5l8.
'
511
Lo
021813
• 4r2r
Sf
•
'4
w
NOT TO SCALE
4 73
21 8,
p
2001
vI
NLGTE6
'9..
021647
67
S9ta
,
b.
W
4,
67
518
Ap
'
ENLR13LMENT El
KbTTOSC9LI
•
425
215
9
6
4$
71
216
4
/
68
72
214w
NYN
"•
214
k
0/
I
82
SCALE
0
MCTV(S
IO225
70 44
v.
SURVZY INFORMATION IS DERIWD FROM DEPOSITED PLAN 79165
/
1.
I David John Playford HALL am the registered proprietor of 3 Mann Drive BROMPTON SA
5007, being Certificate of Title Volume 6025, Folio 226.
2. I understand Arash Bidhendi is the registered proprietor of 1 Mann Drive BROMPTON SA
5007, being Certificate of Title Volume 6025 Folio 227.
3. Mr Bidhendi has shown me a four (4) page plan, comprised of a one (1) page hand-drawn
perspective of the proposed two (2) dwellings, together with three (3) pages of floor plans
for the 2 proposed dwellings. The plan is dated 'Feb 13' and is marked as scheme 3, issue
C.
4. I confirm that I have viewed the said plans and do not object to the plans being
submitted to council.
Dated 13 February 2013
Signed ........
David John Playford Hall
Witnessed by . ...........................................
George Majda
'a
- CIA
GEORGE MAJDA & ASSOCIATES
72 Kermode Street
North Adelaide 5006
Telephone (08) 8267 1144
Facsimile (08) 8239 1142
www.gmadesign.com.au
BUILDING DESIGN
& SUP E PV IS ION
MATERIALS AND FINISHES SCHEDULE
Proposed Development at Lot 72 No. I Mann Drive, Brompton. SA 5007
For Mr. A. Bidhendi
Bidhendi Residences
I Mann Drive
Brompton SA 5007
72 Kermodé Street
North Adelaide SA 5006
a
Page 1.
External Finishes
Roof Type
True Oak Custom Orb profile - © 3 degree pitch
Finish - Colorbond - Surf Mist
Sarking - Heavy duty R3.0 Permastop roof blanket
Fascia
Harditex Cadding - painted Solver Tusk Ivory
Eaves
Hardiflex lined - painted Solver - Chalkstone
Gutter Type
Box gutter - sized to suit - Colorbond finish- Surfmist
Rainhead
Tapered Bottom Rainhead with overflow provision.
Finish - Galvanised
Downpipes
90mm dia. Galvanised downpipes with galvanized stand off brackets.
Walls
75mm Thick Hebel Cladding - rendered finish - Solver Tusk Ivory
Render
Acrotex render system - acrylic paint finish.
Solver - Tusk Ivory
Windows I Doors
Rylock Aluminium powdercoated finish
Colour - Silver
Garage Door
B & D automatic Aluminium / Acrylic translucent panel lift door
Colour - Natural Anodized
Driveway
Concrete brick paving - 200x200mm Best Payers. Colour - Charcoal
Balustrading
1 .Om high Stainless Steel frame with translucent safety glass.
Bidhendi Residences
I Mann Drive
Brompton SA 5007
72 Kermode Street
Page 2
Courtyard
Concrete brick paving - 200x200mm Best Payers. Colour - Charcoal.
Patio! Balcony
Ceiling - Hardies 6 mm Versilux ceiling lining with P50 Shadow mould cornice.
Perimeter Paving
Concrete brick paving - 2200x200mm Best Payers - Colour - Charcoal.
Fencing - Type I
/
Stratco 2.Om high Good Neighbour Colorbond fence.
Colour - Merino.
Fencing - Type 2
2.Om high Lightweight fence
Acrotex render - Colour - Solver Stucco.
Gate
2.Om high Aluminium framed - slatted gate
Powdercoated - Charcoal.
Rainwater Tanks
2,000 Lt. Thin Style Rainwater Tank.
Plumbed to laundry and WC.
Bidhendi Residences
1 Mann Drive
Brompton SA 5007
72 Kermode Street
.
5.
.
Ai
5'
wa
007
go
0a
-5;
Rom
EXISTING
BUILDING
.5.
3m Cotorbond fence
74
U
"
ironrenlei
16.70
!
"16.51
I6.36,,l
1659
%
LI]
DRAWING:
EXISTING
BUILDING
r
16.76
SURVEY PLAN.
r
C
ALLOTMENT 72
DP 79145
"1661
16.49
PROJECT:
Z
z
AT:
LOT 72, #1 MANN DRIVE
BROMPTON, S.A.
16 .SOk
0
j
PROPOSED RESIDENTIAL
DEVELOPMENT.
) jI
FOR:
16. 6 "1664
Mr. A. BIDHENDI.
"16.57
(AA
&
16.0
GEORGE MAJDA
"1646
Building
Design
ASSOCIATES
Consultants
72
Kermode
Street.
Adelaide 5006
North
1 6.60k
l6.45,,
16.43
traffic
Telephone
@
Facsimile
enquiries
ted elevation r 16.5Sm A
+
618 8 267 1144
+618 8239
1142
gmadesign.com.au
www.gmadesign.com
au
16.50
WEST
16.55
"16.52
STREET
1:100
sCALES:
S.M.
DRAWN BY
MAY 2013
0-498-12
DATE:
DRAWING No.
SURVEY PLAN
SCALE
1:1001
©
DA.01
.
I
ISSUE NO.
B.
COPYRIGHT. THIS DESIGN IS COPYRIGHT.
DO NOT SCALE DRAWINGS.
ALL RIGHTS RESERVED.
CONTRACTORS TO VERIFY ALL DIMENSIONS ON JOE
BEFORE COMMENCING ANY WORK OR SHOP DRAWINGS
Pr:;
WMQZ
-
4A4 CONSULTING ENGINEERS
civil & structural
52-54 Springbank Road
Panorama SA 5041
1:088277 0284
F: 08 8277 0269
E: [email protected]
CD01
DATE: 14MAY2013
CIVIL REPORT & DETAILS
PROJECT NO:
130503
CLIENT:
OWNER:
SITE:
LOT 72 MANN DRIVE, BROMPTON
PROJECT:
PROPOSED DOUBLE STOREY AND THREE STOREY ATTACHED RESIDENCES
This is a Civil Design Report giving specific recommendations for the above mentioned project. This report must be read in
conjunction with all the listed attachments and any relevant Australian Standards mentioned in this report or on any attachment
provided. This report is based on the current standards and regulations and will require reviewing as the standards and regulations are
updated.
ATTACHMENTS:
COl/PI, CO2IP1, SD3, SD5, CCI.
SITE INSPECTIONS:
1. As required by the Engineer or as requested by the client/contractor.
NOTES:
1. Flexible connections for all sewer and stormwater pipes are required for this site, provide in
accordance with attachment SD5.
2. A sealed system has been designed for this project.
3. Plans and details provided within this report are for planning approval only, further review of the
documentation may be required prior to building approval and/or construction.
4. Any retaining walls and or plinths less than 600mm in height required on the boundary are to the
discretion of the builder/owner/client. This office does not take any responsibility for the construction of
any such retaining walls.
5. The location and extents of retaining walls are indicative only and the client/builder is to ensure that
adjoining structures will not be compromised by the construction or compromise the construction of the
proposed retaining walls.
6. All proprietary items denoted on the listed attachments or plans are to be installed in accordance with
the manufacturer's specifications.
7. All drainage systems have been designed in accordance with the council's recommendations and
guidelines, installation of all drainage systems shall be in accordance with the council's
JJ#cfl1mendtions and specifications.
per
MQZ Consulting Engineers
Z:\Projects\2013\130500\130503\CDO1 130503.doc
Page I of 1
NOTES:
PROVIOE LIJCALISEO RAMPS TO ALL DOORWAYS IN
PAVING AS SHOWN, ALL RAMPS ARE TO BE IN
ACCORDANCE WITH AS1428. PROVIDE CROSS FALLS
TO PAVING AS SPECIFIED IN ATTACHMENT FRS.
4
Z
'
1.
FLEXIBLE CONNECTIONS FOR SEWER AND STORMWATER PIPES ARE
REQUIRED FOR THIS SITE IREFER TO SHEET 5051.
PATH LEVEL AT FLOOD GULLY TO BE A MINIMUM OF 165mm BELOW
FINISHEO FLOOR LEVEL.
PROVIDE 300mm COVER TO ALL STORMWATER PIPES SUBJECT TO
VEHICULAR LOADING, ALL OTHER PIPES TO HAVE A MINIMUM COVER
OF 150mm.
THIS IS AN ENOINEERING SURVEY ONLY AND SHALL NOT BE TAKEN
AS A BOUNDARY IDENTIFICATION SURVEY. THE BOUNDARY DATA
SHOWN IS TO BE TAKEN AS A GUIDE ONLY.
2.
3.
C.
DISCHARGE ROOF STORMWATER TO THE
RAINWATER TANKS VIA A SEALED
SYSTEM. ITYPI
LEGEND:
il PAVING IREFER TO 5031
Z-/X
IP
16.775
IL 16.475
q.'A
\
\
PROVIDE NEW CROSSOVER IN
ACCORDANCE WITH THE
COUNCIL'S SPECIFICATIONS.
P 16.825
P 16.66
OP
DENOTES OUTLINE OF UPPER
FLOOR.
(TYPI
OP
16.475
T- r77
FF
I
I
GARAGE
DISCHARGE SURFACE
STORM WATER TO THE
STREET WATER TABLE
ON A SEPERATE SEALED
RUN. FALL 1:200 MIN.
P 16.775
•'
,r
RESIDENE I
'. .: :i•
16.
CL
ILCINI
16.:
ILCOUTI 16.1
',''
I
SPOON DRAIN IMIN. FALL 1:2001
UNLINED OPEN ORAIN IMIN. FALL 11001
- .
STORM WATER PIPE 0100 u,P,V.0
- MIN. FALL 1:200 IO.N.OI
GRATED DUMP. 1300 SQUARE U.N.OI
STORM WATER TO BE
DISCHARGED TO STREET
WATER TABLE IN ACCORDANCE
WITH COUNCIL'S SPECIFICATION.
IIYPI
..
PROVIDE NEW CROSSOVER IN
ACCORDANCE WITH THE COUNCIL'S SPECIFICATIONS.
OOP DOWNPIPE
...•.•...
SOP
SURFACE INSPECTION OPENING
®
O
090 GRATED INLET PIT IGIPI
RETAINING WALL
90.001 DESIGN LEVEL
I—
L_...
P 16.775
. .
ORATED TRENCH DRAIN IMIN. FALL 1.200I
OSOP SPREADER DOWNPIPE
I
BL 16 .70
EMBANKMENT/BATTER IGRADE BANKS 1:2 MAX. IJ.N.O.I
EXISTING CONTOUR
4
III III III
OF
EXISTING SPOT LEVEL
IL
P
CL
INVERT LEVEL
PAVING LEVEL
COVER LEVEL
m
.
L.
CL 16.675
IL 16.425
f!pCIh
WES
STREET
CONCRETE RETAINING PLINIH,
HEIGHT
200mm, MAY BE
REOUIREO, CONFIRM ON SITE.
CT YP I
P2
15.05.13 FFL RAISED, FOR PLANNING APPROVAL
P1
1C.05.13 FOR PLANNING APPROVAL
MZ
MO
Q5 MQZ
-
CONSULTING ENGINEERS
cMI & structurod
52-54 SPRINGBANK ROAD
PROVIDE SILT TRAP TO LAST SUMP
IN ACCORDANCE WITH THE COUNCIL'S
SPECIFICATIONS.
(TYPI
PANORAMA SA 5041
DISCHARGE ALL ROOF AREA TO 2000 LITRE RAINWATER TANK,
1000 LITRES PLUMBED TO WATER CLOSET. WATER HEATER OR
LAUNDRY COLD WATER OUTLETS IN ACCORDANCE WITH THE
COUNCIL'S SPECIFICATION. REMAINING 1000 LITRES TO BE
DESIGNATED AS DETENTION, PROVIDE 020mm ORIFICE TO OUTLET
WITH OVERFLOW PROVISIONS IN ACCORDANCE WITH THE
COUNCIL'S SPECIFICATIONS.
IT YP I
a--
I -
-.
T :08 8277 0284
E : [email protected]
PROPOSED RESIDENCES
AT: LOT 72, No. 1, MANN DRIVE
BR OM P T ON
FOR: Cl- GEORGE MAJDA & ASSOCIATES
DRAWING TITLE
I
F :088277 0269
PROJECT
DRAINAGE PLAN
ORAWN
M. ZANATTA
STATUS FOR PLANIING APPROVAL
ENXINEER
M. ZANATTA
SCALES
1:200
APPROVED
130503
PROJECT No.
(02
ORAWINX No.
© Plans, specifications, other technical drawings or content provided as part of this
report may be protected by Copyright laws and should not be reproduced other
than for the purpose of consideration of the Development Application.
DATE
SURVEYED
MAY 2013
BY OTHERS
SHEET SIZE
A]
ISSUE
P2
NOTES:
THIS IS AN ENGINEERING SURVEY ONLY AND SHALL NOT BE TAKEN AS A
BOUNDARY IDENTIFICATION SURVEY. THE BOUNDARY DATA SHOWN IS TO
BE TAKEN AS A GUIDE ONLY.
V
.*,
'
4
'4
.' c_
I'
I
'.4
—/
>
z
z
-:;
0
p,nd
S...
fntp.Ili
WEST,,-.<'
STREET
Rg MQZ
DENOTES TREES TO BE REMOVED AND
THE VOID BACKFILLED WITH COMPACTED
SATURATED SANDY SOIL.
civil & stnjclurol
\V% \
PANORAMA SA 5041
F: 08 8277 0269
1:08 8277 0284
E : [email protected]
PROJECT
PROPOSED RESIDENCES
AT: LOT 72, No. 1, MANN DRIVE
BROMPTON
FOR: Cl- GEORGE MAJDA & ASSOCIATES
DRAWING TITLE
LEVEL PLAN
H. ZANATTA STATUS JOR PLANIIG APPROVAL
DRAWN
APPROVED
DATE
SURVEYED
1:200
NATTA ' SCALES
ENGINEER
W
/
MAY 2013
BY OTHERS
PROJECT No.
130503
DRAWING Na.
COl
SHEET SIZE
A3
ISSUE
P1
MQZ
TYPICAL PAVING DETAILS
civil & structural
52-54 SPRINGBAF'IK ROAD
PANORAMA SA 5041
I : 08 8277 0284
-
DATE:
F : 0882770269
E:admin @ mqz.com.au
SHEET:
S03
JANUARY 07
NOT TO SCALE
CONCRETE PAVING
dIR
vle"R'q
~
~`~ v
CONTROL JOINT IN CONCRETE PAVING,
SHALL BE PROVIDED AT A RATIO OF
NOT GREATER THAN 1: 1.3
PROVIDE 1-N12 CRACK BAR x 600mm
LONG WHERE NO JOINT PROVIDED.
(ALSO AROUND PENETRATIONS THRU' PAVING)
PROVIDE ISOLATION JOINT TO PAVING
IN LOCATIONS AS SHOWN TO ALLEVIATE
CRACKING.
PLAN OF PAVING AROUND A BUILDING
30mm COVER
1_
20mm DEEP TOOLED JOINT
ENSURE THAT WEAKNESS IS FORMED
ALONG LINE OF JOINT BY CUTTING
EVERY THIRD CROSS-WIRE OF THEFABRIC.
I
SECTION THROUGH CONTROL JOINT IN CONCRETE PAVING
PROJECT DPC
15mm BEYOND
-
FACE OF FOOTING•
PROVIDE VAPOUR BARRER TO UNDERSIDE
AN D PERIMETER OF PATH.
EXTERNAL WALL
IF DRAIN SEPARATE TO PAVING
PROVIDE MASTIC SEALANT AT JUNCTION.
5mm
-
FOOTING
r-*--r-
(mm)
r300mm WIDE DPC
FALL
_.- -
SLOPE
ir---+------
-
'L-_VAPOUR BARRIER AS SPECIFIED
-
COMPACTED GRANULAR
FILL
VAPOUR BARRER AND DPC TO
EXTEND 20mm ABOVE TOP OF PATH.
PAVING TO BE SET UP DIRECTLY AGAINST EDGE OF FOOTING.
NOTES:
1.
2.
3.
4.
-
.
-
PROVIDE A SPOON DRAIN AS
SPECIFIED ON THE DRAWINGS.
PROVIDE ONE OF THE FOLLOWING:
1. CONCRETE SPOON DRAIN FORMED
IN EDGE OF PAVING, OR
2. SEPERATE FROM PAVING, OR
3. BLOCKS / BRICKS SET IN MORTA
TYPICAL SECTION OF PERIMETER PAVING
PAVING MUST NOT BRIDGE THE DAMP PROOF COURSE.
PAVING SHALL BE GRADED AS PER FRS TO ENSURE ALL WATER CAN DRAIN CLEAR FROM THE BUILDING
PROVIDE SPOON DRAINS AS SPECIFIED TO DIVERT RUNOFF CLEAR OF THE BUILDING
REFER TO FRS FOR PAVING SPECIFICATIONS. PROVIDE TERMITE PROTECTION TO AS 3660.1
MQZ
civil & structural
PANORAMA SA 5041
1:0882770284
F:0882770269
FLEXIBLE SERVICE CONNECTION DETAILS
FOR CLASS H-D & E.-O SITES
STORMWATER & SEWER
LDATE:
SHEET:
sos
OCTOBER 05
E:[email protected]
NOT TO SCALE
I
FOOTING
DENSO TAPE WITH COPPER
SULPHATE CRYSTALS
STANDARD EXPANSION JOINT CONNECTOR
-RUBBER SEALING RING ON UPSTREAM
SIDE
iL
SIDE ELEVATION
SOLVENT WELDED JOINT
DENSO TAPE WITH COPPER
SULPHATE CRYSTALS
STANDARD EXPANSION JOINT CONNECTOR
-RUBBER SEALING RING ON UPSTREAM
SIDE
40 CLOSED CELL POLYETHYLENE I
LAGGING AROUND PIPE FOR SOIL CLASS E-D SITES
20 CLOSED CELL POLYETHYLENE
LAGGING AROUND PIPE FOR SOIL CLASS H-D SITES
SOLVENT WELDED JOINT
SECTION 1-1
NOTES:
DUE TO THE MOISTURE REACTIVE NATURE OF SOILS ON CLASS H, E SITES, IT IS REQUIRED THAT
THE SERVICE PIPES INCLUDE STANDARD EXPANSION TYPE JOINT COUPLINGS. PROVIDE A FLEXIBLE CONNECTION
TO PIPES IN ACCORDANCE WITH THE FOLLOWING:
1. CONNECTIONS ARE REQUIRED AT EACH LOCATION WHERE ANY PIPES (50mm OR LARGER) PENETRATE
OR PASS BENEATH THE EXTERNAL FOOTING BEAMS.
2. TWO EXPANSION JOINT CONNECTORS ARE REQUIRED, AS DETAILED ABOVE, AT EACH CONNECTION.
3. THE DEN5O TAPE MUST BE SPRINKLED WITH COPPER SULPHATE CRYSTALS PRIOR TO WRAPPING
AND MUST EXTEND 50mm BEYOND THE JOINT ON EITHER SIDE.
4. DETAILS ARE APPLICABLE TO SEWER AND STORMWATER PIPES.
5. REFER TO THE SPECIFICATION, FRS, FOR SERVICE TRENCHING AND BACKFILL DETAILS.
NORTH
EXISTING STREET TREES
I I3ENERAL NOTES:
I
STORM WATER DISPOSAL TO COMPLY WITH COUNCIL
SPECIFICATIONS INCLUDING FOOTPATH & KERB
CROSSOVERS AT DRIVEWAY LOCATIONS. AS PER
ENGINEERS SITE WORKS & DRAINAGE DETAILS.
ALL STORMWATER SYSTEMS SHALL BE INSTALLED IN
ACCORDANCE WITH THE AS 3500.32 - NATIONAL
PLUMBING AND DRAINAGE PART 3,2.
CONSTRUCT NEW CROSSOVER
w
INSTALL LINEAR ROOT BARRIER TO >
BOTH SIDES OF NEW CROSSOVER (SHOW DASHED).
a
DRAWING:
PROPOSED SITE PLAN.
PROJ 1' CT:
z
z
BALCONY ABOVE
DA S HE Dl
DEVELOPMENT.
AT:
LOT 72, #1 MANN DRIVE
BROMPTON, S.A.
0k
NEW 1.8m HIGH RENDERED
LIGHTWEIGHT FENCE.
2k
7w1
FOR:
Mr. A. BIDHENDI.
CIA
LANDSCAPING SCHEDULE
W.V
BALCONY ABOVE
DASHED)
I
/
0.J9,,,
A
paved
.i'
DIANEILA BREVICAULIS
footpath
6.4g
B
LIRIOPE GIANT EVERGREEN ARIZONA
C
KANGAROO PAWS
Building
Design
Consultants
16.
•
i&.36
Kermode
Street,
North Adelaide 5006
16 .54k
16 •39wt
w
72
CORDYLINE AUSTRALIS RED STAR
Telephone +618 8267 1144
PURPLE FLAX
enquiries © gmadesign.com.au
www. g ma design. corn. au
Facsimile + 61 8 8239 1142
EXISTING CROSSOVER.
6.64
WEST
.i
TBM Masonry null in the top of kerb
Adopted elevation = 16.55m A;H;D
F
S
STREET
SCALE
1:100
FLAX YELLOW WAVE
DIANELLA REVOLUTA
1:1 00
S.M.
MAY 2013
D-498- 12
SCALES:
DRAWN BY:
. NEW SELECTED
LANDSCAPED AREA.
SITE PLAN
*
EXISTING LANDSCAPED
AREA
AMENDED
PLAN
H
BLUE FESCUE
I
LOMANORA CONFERTIFOLIA ILITTLE TIJFFYI
DATE:
DRAWING No.
&
E. ALL LANDSCAPE BEDS TO BE FITTED WITH APPROVED
DRIP IRRIGATION WATERING SYSTEM COVERED WITH
20nm GRADED PINE MULCH
SHEET No.
DA.02
I
ISSUE No.
A
© COPYRIGHT. THIS DESIGN IS COPYRIGHT.
ALL RIGHTS RESERVED. - DO NOT SCALE DRAWINGS.
CONTRACTORS TO VERIFY ALL DIMENSIONS ON JOB
19000
6200
7300
5500
k
3300
000
2000
NORTH
13 MAY 2013
a
0
rn
DRAWING:
GROUND FLOOR PLAN.
PROJECT:
0
DEVELOPMENT.
a
U-,
0
0
'0
AT:
LOT 72 #1 MANN DRIVE
BROMPTON, S.A.
FOR:
Mr. A. BIDHENDI.
0
0
0
Na
C/1A
BuildIng
RESIDENCE 2.
AREAS
(m2
LIVING
GARAGE
BALCONY
13550
42,50
35.00
TOTAL
7210
)
WEST STREET
3425
L
1000
3600
8 365
10635
[
L
AREAS
(m2
LIVING
GARAGE
BALCONY
99.50
20.00
16.00
)
19000
213.00
Telephone + 618 8267 1144
Facsimile i- 618 8239 1142
enquiries © gmodesign.com.au
www. g mad es ig n . corn. au
SCALES:
TOTAL
135.50
SITE
114.70
-
1:100
S.M.
MAY 2013
D-498- 12
DRAWN EY:
DATE:
SITE
99.30
DRAWING No.
SHTNo,
SITE COVERAGE
68.50
GROUND FLOOR PLAN
SCALE
1:100
SITE COVERAGE
Consultants
72 Kermode
Street.
North Adelaide 5006
RESIDENCE 1.
3765
Design
60.50
DA.03
IS5LJEN0.
B.
© COPYRIGHT. THIS DESIGN IS COPYRIGHT.
ALL RIGHTS RESERVED. - DO NOT SCALE DRAWINGS,
NORTH
FOR PLANKNO
13 MAY 2013
C
a
In
NJ
0
0
0
DRAWING:
FIRST FLOOR PLAN.
PROJECT:
DEVELOPMENT.
C
C
a
a
In
C
C
C
a
AT:
0
In
"a
BROMPTON, S.A.
FOR:
a
a
a
Mr. A. BIDHENDI.
NJ
C
0
0
0
C
0
NJ
C/AA
C
C
0
Building
1600
Design
Consultants
72 Kermode
Street,
North Adelaide 5006
2000
Telephone + 618 8267 1144
3375
3660
3765
19000
AMENDED
PLAN
Facsimile + 618 8239 1142
enquiries @ gmodesign.com.au
www.gmadesign.com.au
1:100
S.M.
MAY 2013
D-498-12
SCALES:
DRAWN EY:
DATE:
DRAWING No.
SHTNo,
FIRST FLOOR PLAN
[SCALE
DA.04
I
ISSUE No.
B.
© COPYRIGHT. THIS DRSIGN IS COPYRIGHT.
1:100
ALL RIGHTS RESERVED. - DO NOT SCALE DRAWiNGS.
CONTRACTORS TO VERIFY ALL DIMENSIONS ON JOa
SBI}D
11
NORTH
I
HI LEVEL WINDOW
13 MAY 2013
C
C
"fl
NJ
DRAWING:
SECOND FLOOR PLAN.
[XIS
PROJ ECT:
BUI L
DEVELOPMENT.
AT:
BROMPTON, S.A.
FOR:
Mr. A. BIDHENDI.
C
C
C
rfl
r"I IT, I;[ X' l 11:40
PLAN
C/1A
Building
Design
Consultants
Street.
72 Kermode
North Adelaide 5006
Telephone +618 8267 1144
3660
I.
3600
I-
Facsimile + 618 8239 1142
enquiries @ gmodesign.corn.au
www. g made sign .Com • au
B365
1:100
S.M.
MAY 2013
D-498-12
SCALES:
DRAWN BY:
DATE:
NOTE:
SECOND FLOOR PLAN
SCALE
1:100
* - SPA FENCE TO BE A MINIMUM OF 1200mm HIGH &
IN ACCORDANCE WITH AS.1926.1 & BCA REQUIREMENTS.
ALL GATES AND DOORS TO POOL AREA MUST HAVE CHILDPROOF
MACNA LATCH IN ACCORDANCE WITH AS.1 926 PARTS 1 & 2.
DRAWING No.
DA.05
1
'SSLIE No.
B.
© COPYRIGHT. THIS DRSIGN IS COPYRIGHT
ALL RIGHTS RESERVED. - DO NOT SCALE DRAWiNGS.
BEFORE COMMENCING ANY WORK OR SHOP DRAWINGS -
ACRYLIC RENDER [DATING
TO HEBEL WALL SYSTEM.
- SOLVER TUSK IVORY.
PDWDERCDAIED ALUMINIUM
SLIDING DOOR FRAMES
- SILVER.
POWDERCOATED ALUMINIUM
FIXEDWINDOW FRAME
- SILVER.
STEEL FRAMED
CANOPY.
ADJOINING
RESIDENCE
15 MAY 2013
FIXEDWINDOW FRAME
- SILVER
I
10m HIGH STAINLESS STEEL FRAMED
BALUSTRADE WITH TRANSLUCENT GLASS.
10m HIGH STAINLESS STEEL FRAMED
BALUSTRADE WITH TRANSLUCENT GLASS.
FCL
('4
0
C
('4
-
FFL
FF1.
FF1.
--
FEL
N-I-I
FR
0
0
0
Ci.
-
~ FL .
-
-
-
0
FF1.
ml ---
rd
0
('4
I
C
I
-
AUTOMATIC PANELIFT
ACRYLIC DOOR.
iLi
SOLVE°
TI
DRAWING:
ELEVATIONS
1 Bm HIGH LIGHT WEIGHT
RENDERED COURTYARD WALL.
-
AMENDMENTS
L__ ACRYLIC DOOR
POWDERCDATED ALUMINIUM
SLIDING DOOR FRAMES.
SILVER.
I(it'flV
AUTOMATIC PANELIFT
-
AMENDED
EAST ELEVATION
SCALE
1:100
~a
&
PROJECT:
NORTH ELEVATION
SCALE
DEVELOPMENT.
1:100
wn
A' I, ~
AT:
L0T72#1 MANN DRIVE
BROMPTON, S.A.
FOR:
ACRYLIC RENDER COATING
TO HEBEL WALL SYSTEM
-
STEEL FRAMED
RESIDENCE
FRAMED BALUSTRADE WITH
TRANSLUCENT GLASS.
-
ftL
FL
.---
I
0
C
_L
FFL
u. - - -
____
___
I
-
C
--
F( 1.
"
0
0
--
('4
ftC
FC
____
____ _____________
FF1
FF1
- - - ('4
!L_
_
-- - -
___________
CIA
FL..
Building
C
0
___
FR
FR.
11
g
-.MLiTT_E_
0
==== F
1Dm HIGH STAINLESS STEEL
FIXED WINDOW FRAME.
SILVER.
("
Mr. A. BIDHENDI.
CANOPY
ADJOINING________________
SOLVER TUSK IVORY.
ftL
.,
Design
Consultants
72 Kermode
Street,
North Adelaide 5006
Telephone +61 8 8267
44
Facsimile +61 8 8239 1142
enquiriesgmadesign.com.au
www g m a d e s I g n corn au
.
.
.
iBm HIGH LIGHT WEIGHT RENDERED
COURTYARD WALL
-
SOLVER TUSK IVORY
ISHOWN DASHEDI
WEST ELEVATION
SCALE
1 : 1 00
__________________ EXISTING 13m HIGH COLORBOND
GOOD NEIGI-IBDUR FENCE.
1:200
SCALES:
S.M.
MAY2013
DRAWNBY:
SOUTH ELEVATION
F
1:
DATE:
D49
DRAWINGN0.
SH1No.
DA.06
ISSUENo.
c.
©
COPYRIGHT. THIS DESIGN IS COPYRIGHT.
ALL RIGHTS RESERVED. - DO NOTSCALE DRAWiNGS,
CONIRACTORS TO VERIFY ALL DIMENSIONS ON JOB
cZ
w
Lu
II
Vli
'
L
LI
L*1;, \r
/
-
- I
h
-----
---- --,
r-
'-
\
/11!

TO: Development Assessment Panel FROM: Manager Planning and

Transcription

Similar documents

Wester Biffie, Maud - Area Committee

DATE: HINDMARSH WARD ITEM 3.81 71 GIBSON STREET

Jetons De Poker Ceramiques Casino Replica

Council Committee Information Pages

Fisuel Presentation Promotelec

Renaissance

Blackwoodyett, Lesmahagow Road, Boghead, Lesmahagow, South

Eviction Process - Landlords of Linn County

DAP 150415 - Agenda