notice of an application for planning permit

NOTICE OF AN
APPLICATION FOR PLANNING PERMIT
The land affected by the application
is located at:
5 Kathleen Street ROSANNA
(Insert the location of the land)
The application is for a permit for:
Multi-dwelling development (2 dwellings)
(Insert the use, development, or other matter applied for)
The applicant for the permit is:
Gnostic Design Pty Ltd
(Insert name of applicant for the permit)
The application reference number is:
P171/2014
(Insert reference number)
You may view the application and any documents that support the application at our office or on our
website from Friday 19 September 2014
BANYULE CITY COUNCIL – ROSANNA OFFICE
44 Turnham Avenue, Rosanna VIC 3084
Monday to Friday, 8.30am to 5.00pm (Wednesdays to 7.00pm)
Website: www.banyule.vic.gov.au/planningpublicnotices
Any person who may be affected by the granting of the permit may object or make other
submissions to the Responsible Authority via post or on Council’s website.
Submission details
Banyule City Council
PO Box 51, Ivanhoe VIC 3079
Phone: (03) 9457 9808
Online: www.banyule.vic.gov.au/planningpublicnotices
An objection must:
*
*
*
be sent to the Responsible Authority in writing
include the reasons for your objection, and
state how the objector would be affected.
Please be aware that copies of objections/submissions received may be made available to any
person for the purpose of consideration as part of the planning process.
The Responsible Authority will not decide on
the application before:
ADVERTISED PLAN
Application No. P171/14
3 October 2014
This copied document is made
for the
of
(Insert a date which is atavailable
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the purpose
date the last
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is toconsideration
be given)
and review
as part of a planning process under the
If you object, the Responsible Authority will tell you its decision.
Planning & Environment Act 1987.
The document must not be used for
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copyright.
Form 2
15708 LTA2 14/1/14
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Application No. P171/14
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Application No. P171/14
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Application No. P171/14
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Application No. P171/14
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Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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copyright.
ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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copyright.
ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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ADVERTISED PLAN
Application No. P171/14
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Application No. P171/14
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JOHN FORDHAM
HORTICULTURAL SERVICES
17 ARDEN CRES
ABN: 54 345 310 174ROSANNA
Victoria 3084
HORT TRADE CERTIFICATE
CERTIFICATE OF LANDSCAPE DESIGN (BURNLEY)
ADVANCED CERTIFICATE OF ARBORICULTURE (BURNLEY)
DIPLOMA OF APPLIED SCIENCE (U of Melb) (2004)
GRADUATE CERTIFICATE IN GARDEN DESIGN (2010)
MASTERS OF URBAN HORTICULTURE (IN PROGRESS)
PHONE: (03) 94584498
MBL: 0407 330303
E-MAIL [email protected]
8/04/2014
VILLA CONTI PROPERTIES
Simon Conti
6/15 Carn Avenue,
Ivanhoe 3079
INDEPENDENT TREE REPORT FOR 15 TREES AT 5 KATHLEEN STREET
ROSANNA
1. INTRODUCTION
This report is written to the Australian Standard AS 4970 -2009 and pays particular concern
to the calculations associated with the tree protection zone (TPZ) and the structural root
zone (SRZ).
The information was gathered on a hand held computer on an excel spreadsheet and
copied into this document.
The report will also provide and number of tree protection measures consistent with this
Australian Standard and these will be included in the appendix.
A plan showing the position of the trees and their numbering will also be included as an
appendix in the report.
Each tree was assigned a specific number and the information contain in the spreadsheet
coincides with this number.
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1
copyright.
2. INDIVIDUAL ASSESSMENTS
1
TREE NUMBER
SPECIES
Fraxinus excelsior 'Aurea'
COMMON NAME
Eurpoean Golden Ash
CIRCUMFERENCE
120
DBH
38.21656051
HXW
8.75 X 8.50
SRZ (CIRC)
134
SRZ (DBH)
42.67515924
STRUCTURAL ROOT
ZONE (SRZ)
2.31
TREE PROTECTION ZONE
(TPZ)
4.59
AGE
60
HEALTH
Fair the grafted stock plant producing basal
growth may indicate a sign of stress
STRUCTURE
Fair for under power lines
FORM
Fair
ESTIMATE LIFE
EXPECTANCY (ELE)
<20 as some decay in the branches where it has
been lopped and in other regions
RETENTION VALUE
Medium not ideally suited
RECOMMENDATION
Retain or remove
On the left is tree one a street tree Fraxinus excelsior ‘Aurea’.
The basal growth is coming from below the grafted union as
lingo tuberous growth.
The upper canopy has been lopped and some branches show
signs of decay.
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2
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2
TREE NUMBER
SPECIES
Cotoneaster glaucophyllus f. serotinus
COMMON NAME
Cotoneaster
CIRCUMFERENCE
47
DBH
14.96815287
HXW
4.50 X 5.20
SRZ (CIRC)
57
SRZ (DBH)
18.15286624
STRUCTURAL ROOT
ZONE (SRZ)
1.62
TREE PROTECTION ZONE
(TPZ)
1.80
AGE
45
HEALTH
Good some minor deadvwood
STRUCTURE
Fair typical of the species some basal growths
FORM
Fair typical of the species
ESTIMATE LIFE
EXPECTANCY (ELE)
<20
RETENTION VALUE
Low tends to be spread by birds
RECOMMENDATION
Remove
Arrowed green, on the left, is the
base of the cotoneaster. It has
multiple basal trunks although one
main trunk.
Can be considered as a weedy
species as it regularly germinates
in gardens where no cotoneaster
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is growing.
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3
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3
TREE NUMBER
SPECIES
Nerium oleander
COMMON NAME
Oleander
CIRCUMFERENCE
24
DBH
7.643312102
HXW
5.00 X 4.00
SRZ (CIRC)
130
SRZ (DBH)
41.40127389
STRUCTURAL ROOT
ZONE (SRZ)
2.29
TREE PROTECTION ZONE
(TPZ)
0.92
AGE
45
HEALTH
Good
STRUCTURE
Fair typical of the species
FORM
Fair
ESTIMATE LIFE
EXPECTANCY (ELE)
>20
RETENTION VALUE
Medium
RECOMMENDATION
Retain or remove
On the left, arrowed green is the
base of the Nerium oleander.
The plant is typical of the species
in that it has many basal
growths. Sometimes these can
ADVERTISED PLAN
become
quite large to form into
Application No. P171/14
bifurcated unions.
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4
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4
TREE NUMBER
SPECIES
Pittosporum tenuifolium 'James Stirling'
COMMON NAME
Kohuhu
CIRCUMFERENCE
53
DBH
16.87898089
HXW
7.50 X 3.60
SRZ (CIRC)
94
SRZ (DBH)
29.93630573
STRUCTURAL ROOT
ZONE (SRZ)
1.99
TREE PROTECTION ZONE
(TPZ)
2.03
AGE
35
HEALTH
Fair foliage looks a little sparse
STRUCTURE
Poor tree is bifurcated
FORM
Fair typical of the species
ESTIMATE LIFE
EXPECTANCY (ELE)
<20
RETENTION VALUE
Low
RECOMMENDATION
Remove
On the left, arrowed green is tree four,Pittosporum
tenuifolium ‘James Stirling’. The tree contains numerous
bifurcated unions ad this structure is somewhat typical of
this species.
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5
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5
TREE NUMBER
SPECIES
Pittosporum tenuifolium 'James Stirling'
COMMON NAME
Kohuhu
CIRCUMFERENCE
40
DBH
12.7388535
HXW
7.00 X 2.50
SRZ (CIRC)
62
SRZ (DBH)
19.74522293
STRUCTURAL ROOT
ZONE (SRZ)
1.67
TREE PROTECTION ZONE
(TPZ)
1.53
AGE
35
HEALTH
Good although foliage a little sparse
STRUCTURE
Fair some early signs of bifurcations developing
FORM
Fair typical of the species
ESTIMATE LIFE
EXPECTANCY (ELE)
<20
RETENTION VALUE
Low
RECOMMENDATION
Remove
On the left is tree 5 Pittosporum tenuifolium ‘James Stirling’,
this tree is arrowed green.
Like the previous example some early signs of bifurcated
unions are developing.
If these plants were once grown to form a privacy hedge
then that function has now failed as they are quite
transparent and have been poorly maintained.
ADVERTISED PLAN
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6
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6
TREE NUMBER
SPECIES
Pittosporum tenuifolium 'James Stirling'
COMMON NAME
Kohuhu
CIRCUMFERENCE
28
DBH
8.917197452
HXW
7.00 X 2.20
SRZ (CIRC)
62
SRZ (DBH)
19.74522293
STRUCTURAL ROOT
ZONE (SRZ)
1.67
TREE PROTECTION ZONE
(TPZ)
1.07
AGE
35
HEALTH
Fair
STRUCTURE
Poor basal bifurcations
FORM
Fair typical of the species
ESTIMATE LIFE
EXPECTANCY (ELE)
<20
RETENTION VALUE
Low
RECOMMENDATION
Remove
On the left is tree 6 Pittosporum tenuifolium ‘James Stirling’,
this tree is arrowed green.
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7
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7
TREE NUMBER
SPECIES
Metrosideros excelsa
COMMON NAME
New Zealand Christmas Tree
CIRCUMFERENCE
54
DBH
17.19745223
HXW
4.50 X 6.40
SRZ (CIRC)
126
SRZ (DBH)
40.12738854
STRUCTURAL ROOT
ZONE (SRZ)
2.26
TREE PROTECTION ZONE
(TPZ)
2.06
AGE
60
HEALTH
Good
STRUCTURE
Fair one basal bifurcation
FORM
Good
ESTIMATE LIFE
EXPECTANCY (ELE)
>15
RETENTION VALUE
Medium
RECOMMENDATION
Retain and remove basal bifurcation
On the left is the base of this
Metrosideros excelsa.
Circled red is the bifurcated
union the two limbs make up
the northern part of the canopy
of this tree. Both of these could
be removed.
ADVERTISED PLAN
Application
P171/14
This would
leaveNo.
a more
upright
plant where the canopy is then
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8
TREE NUMBER
SPECIES
Pittosporum tenuifolium 'James Stirling'
COMMON NAME
Kohuhu
CIRCUMFERENCE
28
DBH
8.917197452
HXW
7.75 X 3.00
SRZ (CIRC)
48
SRZ (DBH)
15.2866242
STRUCTURAL ROOT
ZONE (SRZ)
1.50
TREE PROTECTION ZONE
(TPZ)
1.07
AGE
35
HEALTH
Fair appears to be foliage rather sparse
STRUCTURE
Poor
FORM
Fair
ESTIMATE LIFE
EXPECTANCY (ELE)
<15
RETENTION VALUE
Low
RECOMMENDATION
Remove
On the left is tree eight. This species of tree tends to be a
rapid grower and can form some poor branch unions. Such
is the case here. Circled is the area where a bifurcation has
developed.
ADVERTISED PLAN
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9
TREE NUMBER
SPECIES
Prunus sp.
COMMON NAME
Plum
CIRCUMFERENCE
DEAD
10
TREE NUMBER
SPECIES
Grevillea robusta
COMMON NAME
Silky Oak
CIRCUMFERENCE
147
DBH
46.81528662
HXW
16.25 X 8.50
SRZ (CIRC)
210
SRZ (DBH)
66.87898089
STRUCTURAL ROOT
ZONE (SRZ)
2.79
TREE PROTECTION ZONE
(TPZ)
5.62
AGE
60
HEALTH
Good
STRUCTURE
Good although a couple of seemingly over
elongated branches.
FORM
Good
ESTIMATE LIFE
EXPECTANCY (ELE)
>20
RETENTION VALUE
High
RECOMMENDATION
Retain
ADVERTISED PLAN
Application No. P171/14
On the left is tree 10 a Grevillea robusta. The tree appears to be well
structured apart from a couple of longer extended This
limbs.
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10
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11
TREE NUMBER
SPECIES
Robinia pseudoacacia
COMMON NAME
Black Locust
CIRCUMFERENCE
74
DBH
23.56687898
HXW
9.00 X 6.60
SRZ (CIRC)
104
SRZ (DBH)
33.12101911
STRUCTURAL ROOT
ZONE (SRZ)
2.08
TREE PROTECTION ZONE
(TPZ)
2.83
AGE
50
HEALTH
Fair folage seems a little sparse
STRUCTURE
Fair to poor
FORM
Fair
ESTIMATE LIFE
EXPECTANCY (ELE)
>15
RETENTION VALUE
Medium
RECOMMENDATION
Retain or remove
On the left tree eleven has a rather confused branching
system where the canopy forms. Too many limbs are
originating from the one point (circled red) and it is at this
point where limbs are likely to fail.
ADVERTISED PLAN
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11
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12
TREE NUMBER
SPECIES
Eriobotrya japonica
COMMON NAME
Loquat
CIRCUMFERENCE
55
DBH
17.51592357
HXW
5.50 X 6.00
SRZ (CIRC)
120
SRZ (DBH)
38.21656051
STRUCTURAL ROOT
ZONE (SRZ)
2.21
TREE PROTECTION ZONE
(TPZ)
2.10
AGE
50
HEALTH
Fair
STRUCTURE
Poor basal bifurcations
FORM
Fair
ESTIMATE LIFE
EXPECTANCY (ELE)
<20
RETENTION VALUE
Medium - low can have a weedy status.
RECOMMENDATION
Retain or remove
On the left is the neighbouring Eriobotrya
japonica to the west.
This tree appears to have at one stage
lost its central trunk and has given rise to
other branches that have emanated from
the base of the tree.
ADVERTISED PLAN
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12
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13
TREE NUMBER
SPECIES
Largerstroemia indica
COMMON NAME
Crepe Myrtle
CIRCUMFERENCE
11
DBH
3.503184713
HXW
4.00 X 3.00
SRZ (CIRC)
26
SRZ (DBH)
8.280254777
STRUCTURAL ROOT
ZONE (SRZ)
1.16
TREE PROTECTION ZONE
(TPZ)
0.42
AGE
25
HEALTH
Fair
STRUCTURE
Poor basal bifurcation that could be removed
FORM
Good
ESTIMATE LIFE
EXPECTANCY (ELE)
>20
RETENTION VALUE
High
RECOMMENDATION
Retain
On the left arrowed green is the
Crepe Myrtle.
It has a small bifurcated base that
could be easily cut out.
ADVERTISED PLAN
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14
TREE NUMBER
SPECIES
Laurus nobilis
COMMON NAME
Bay Tree
CIRCUMFERENCE
60
DBH
19.10828025
HXW
6.50 X 4.70
SRZ (CIRC)
100
SRZ (DBH)
31.84713376
STRUCTURAL ROOT
ZONE (SRZ)
2.05
TREE PROTECTION ZONE
(TPZ)
2.29
AGE
40
HEALTH
Good
STRUCTURE
Fair tree has been lopped
FORM
Fair due to lopping
ESTIMATE LIFE
EXPECTANCY (ELE)
>15
RETENTION VALUE
Medium
RECOMMENDATION
Retain or remove
On the left is the Laurus nobilis.It has had its upper crown
removed however it is still a fine plant. I believe this tree could
move easily to form part of an instant screen.
ADVERTISED PLAN
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15
TREE NUMBER
SPECIES
Camellia sp.
COMMON NAME
Camellia
CIRCUMFERENCE
31
DBH
9.872611465
HXW
4.25 X 4.30
SRZ (CIRC)
75
SRZ (DBH)
23.88535032
STRUCTURAL ROOT
ZONE (SRZ)
1.81
TREE PROTECTION ZONE
(TPZ)
1.18
AGE
40
HEALTH
Good
STRUCTURE
Fair some competing trunks for apical dominance
FORM
Fair
ESTIMATE LIFE
EXPECTANCY (ELE)
>20
RETENTION VALUE
Medium
RECOMMENDATION
Retain
On the left is the Camellia.
This is a species that can move readily provided some
preparation is undertaken.
This concludes the individual assessments for each tree.
Should you have any further queries regarding any aspect of this
ADVERTISED PLAN
report please do not hesitate to contact
me.
Application No. P171/14
Yours sincerely
John Fordham
This copied document is made
available for the sole purpose of
enabling its consideration and review
as part of a planning process under the
Planning & Environment Act 1987.
The document must not be used for
any purpose which may breach any
15
copyright.
Consulting Arborist
Appendix 1: TREE PROTECTION SPECIFICATIONS
1) No putrescible materials are to be stored beneath the critical root zones of any tree,
nor are they to be stored “up slope” from trees to be retained.
2) All trees and groups of trees are to be fenced off whereby no one can come within
the critical root zone of these trees.
3) All critical root zones are to be kept weed free and mulched.
4) All trees are to have a temporary irrigation system installed prior to works being
undertaken on site.
5) All pruning of roots should be undertaken by a qualified arborist.
6) All or any pruning of trees should be undertaken by a qualified arborist.
7) From where roots are severed a root inducing hormone should be applied to the
root system.
8) No roots should be severed inside the critical root zone without the approval of the
consulting arborist.
9) A tree protection zone TPZ should be outside the structural root zone essentially
taking in most of the canopy. Consulting with the arborist will clarify this zone in
each case, this zone should be mulched kept weed free and irrigated.
10) An inspection regime should be agreed upon prior to construction commencing
Appendix 2: ACTIVITIES RESTRICTED WITHIN THE TPZ
Activities generally excluded from the TPZ include but are not limited to—
(a) Machine excavation including trenching;
(b) Excavation for silt fencing;
(c) Cultivation;
(d) Storage;
(e) Preparation of chemicals, including preparation of cement products;
(f) Parking of vehicles and plant;
(g) Refuelling;
(h) Dumping of waste;
(i) Wash down and cleaning of equipment;
(j) Placement of fill;
(k) Lighting of fires;
(l) Soil level changes;
(m) Temporary or permanent installation of utilities and signs, and
(n) Physical damage to the tree.
ADVERTISED PLAN
Application No. P171/14
This copied document is made
available for the sole purpose of
enabling its consideration and review
as part of a planning process under the
Planning & Environment Act 1987.
The document must not be used for
any purpose which may breach any
16
copyright.
Appendix 3: An example of protective fencing from the Australian Standard 4970 – 2009.
Appendix 4: Example of Trunk Branch and Ground Protection
ADVERTISED PLAN
Application No. P171/14
This copied document is made
available for the sole purpose of
enabling its consideration and review
as part of a planning process under the
Planning & Environment Act 1987.
The document must not be used for
any purpose which may breach any
17
copyright.
Appendix 5: Tree Plan
TREE 12
TREE 13
TREE 14
TREE 15
TREE 3
TREE 1
TREE 11
TREE 2
TREE 9
TREES4 - 8
TREE 10
ADVERTISED PLAN
Application No. P171/14
This copied document is made
available for the sole purpose of
enabling its consideration and review
as part of a planning process under the
Planning & Environment Act 1987.
The document must not be used for
any purpose which may breach any
18
copyright.
Our Ref: 20150/P
Doc Name: Response to RFI
SEL/sel
13 June, 2014
Chief Executive Officer
Banyule City Council
275 Upper Heidelberg Road
IVANHOE VIC 3179
Attention: Oscar Orellana
APPLICATION NO: P171/2014
ADDRESS: 5 KATHLEEN STREET, ROSANNA
PROPOSAL: TWO (2) DWELLINGS
We refer to the above property and confirm that we have been engaged by the property owner to prepare
th
this response for submission by Gnostic Design Pty Ltd in response to Council’s letter dated 20 March,
2014, which requested further information and raised a number of concerns in relation to the development of
two (2) dwellings on this site.
We understand that the information requested by Council Officers has been prepared and provided by Joe
Caruso of Gnostic Design. This submission responds to the following matters and is provided for your review
and consideration as part of the assessment process of this application:
1.
2.
3.
4.
1.0
The amendments made to the proposed development.
A written response to Clause 22.02 – Residential Neighbourhood Character Policy (below).
A written response to Clause 42.02 – Vegetation Protection Overlay (Schedule 5).
A written response to the concerns raised by Council Officers.
Amendments to Development Proposal
The revised development plans submitted with this correspondence confirm that a number of voluntary
amendments have been made to the proposed development. These include, but are not limited to the
following:








The overall site coverage for the proposed development has been reduced to 41.7% in lieu of the
previously proposed 46%.
An increase in site permeability to 36% in lieu of the previously proposed 32% ensuring that significant
areas of the site are available for future landscaping purposes.
The front setback of dwelling 1 has been increased to 7.45 metres by reducing the porch entry area of
this dwelling so that it does not exceed 3.6 metres in height.
The pedestrian path for dwelling 1 from the front property boundary has been removed in lieu of
providing additional landscaping opportunities within the front setback area of the subject site.
The internal layout of dwelling 1 at ground floor and first floor level has been re-configured to create an
improved area of secluded private open space whilst maintaining a ground floor bedroom for this
ADVERTISED PLAN
dwelling.
Application
P171/14
The secluded private open space of dwelling 1 has been increased 34.5
square No.
metres
in lieu of the
previously proposed 32.8 square metres with an increase in the minimum dimension of this area also
This copied document is made
provided.
availabledevelopment
for the sole purpose
of
Landscaping opportunities along the common driveway of the proposed
has been
enabling
its
consideration
and
review
increased where appropriate.
as
part
of
a
planning
process
under
the
The length of the garage of dwelling 2 has been reduced in order to provide an increased setback from
Planning
&
Environment
Act
1987.
the rear property boundary as well as the avoiding impact on the structural root zone of the existing
The document must not be used for
vegetation on the adjoining property.
any purpose which may breach any
copyright.
Our Ref: 20150/P
Address: No. 5 Kathleen Street, Rosanna



2.0
The ground floor of dwelling 2 has been set back 1.5 metres from the northern property boundary in lieu
of the previously proposed 1.2 metre setback to this boundary.
The first floor component of dwelling 2 has been reduced in size through the removal of the first floor
sitting room and re-configured internally so as to provide increased setbacks and articulation.
Elevation plans and shadow diagrams have been updated in line with the abovementioned amendments.
A written response to Clause 22.02 – Residential Neighbourhood Character Policy.
This Clause identifies the following objectives which are applicable in the assessment of this application:




To ensure that development complements and respects the preferred future character of the area.
To integrate this policy with the Residential Areas Framework contained in clause 21.06 of this Scheme.
To retain and enhance the identified elements that contribute to the preferred future character of the
area.
To recognise the need for new or additional Design Objectives and Design Responses for areas within
and around activity centres that are or will be subject to structure planning or design frameworks.
The subject site is identified within the Garden Suburban Precinct 2 of the Neighbourhood Character
Precincts Plan which forms part of this Clause. This precinct provides the following character statement to be
considered as part of any new residential development.
Garden Suburban Precinct 3: Statement of Preferred Future Neighbourhood Character
The character of the precinct is to be retained and enhanced by:

















Designing new infill dwellings and extensions in a scale and architectural style that is sympathetic with
existing dwellings in the precinct.
Encouraging detailed design variation between dwellings to prevent mirror image street presentations.
Maintaining the overall one or two storey scale of the dwellings outside accessible areas.
Ensuring the scale of new dwellings in the accessible areas is sympathetic to the existing dwellings on
neighbouring properties and the surrounding precinct.
Positioning new dwellings in keeping with the front setbacks of dwellings along the street and with
sufficient space for tree planting.
Positioning new carports or garages behind or in line with the dwelling.
Providing low and permeable front fencing coupled with vegetated front gardens.
Improving streetscapes with the consistent planting of larger street trees in avenues, retaining the
eucalypt street trees and carriageway treatments, and enhancing the view of trees on private properties
from the street
Removing environmental weeds where appropriate and planting large native or indigenous trees and
understorey vegetation.
Designing site layouts (including basements) with spacing around dwellings that allows for the planting
and future growth of trees to maturity.
Protecting and enhancing spines of trees along neighbouring rear yards.
Landscaping the front setback to improve the garden setting and discourage car parking in front of
dwellings.
Ensuring basement ramps do not dominate the streetscape.
Designing developments with only one single width crossover and a driveway that is softened with
curves and vegetation.
Protecting and enhancing the scenic and environmental qualities of treed ridgelines.
Conserving and enhancing the heritage values of the Warringal Village Heritage Precinct.
Obscuring household services from street view.
Parts of the Heidelberg Specialised and Major Activity Centres are in this precinct. The detailed landscaping
and vegetation outcomes for residential sites in these Activity Centres ADVERTISED
are guided byPLAN
this policy. The
preferred future built form character of residential sites in these Activity Centres
is guided
the Design and
Application
No.byP171/14
Development Overlay Schedule 5.
This copied document is made
Outside Accessible Areas
available for the sole purpose of
These areas will protect and enhance the garden suburban character of the
precinct
an emphasis
enabling
itswith
consideration
and on
review
protecting trees and creating new opportunities for vegetation throughout sites.
They
provide process
for a mixunder
of
as part
ofwill
a planning
the
well-designed single dwellings and medium density dwellings in garden settings,
space around
and
Planningwith
& Environment
Act 1987.
between dwellings to create an attractive, treed landscape setting.
The document must not be used for
any purpose which may breach any
copyright.
Our Ref: 20150/P
Address: No. 5 Kathleen Street, Rosanna
When reviewing the proposed development against the content of this policy it is submitted that the
proposed development seeks to realise the principles of the preferred future character of this area through
the following design elements:
Objective
To ensure new buildings and
extensions are sympathetic to the
current
building
form
and
architectural style.
To ensure that household services
are not a visually prominent feature.
To maintain consistency of current
front setbacks whilst enabling tree
planting in front gardens.
To ensure buildings and extensions
do not dominate the streetscape or
the building, and do not adversely
affect the outlook and amenity of
neighbouring dwellings.
To minimise loss of front garden
space, and the dominance of
vehicle access, storage facilities
and built form as viewed from the
street.
Development Response
 The design of each dwelling incorporates a variety of low
pitched, hipped roof forms with a second hip provided to
dwelling 1 fronting the street as well as a gabled porch
feature and eaves consistent with the character of the
1950’s and 1960’s.
 The overall design of the proposed dwellings are submitted
to be appropriate having regard to the current mixed and
varied built form and architectural styles of dwellings in the
area.
 The proposed built form is both consistent with the character
elements found in the street but also that of the this
character policy.
 The proposal is consistent with regards to building materials
and colours by provided ground floor brickwork, first floor
render cladding and tile roofing.
 The style of development is consistent with the emerging
and preferred character of 1-2 storey buildings.
 Site services are located within rear yards and underground
in the case of the rainwater tank for dwelling 1 so as to not
be visually intrusive on the streetscape or neighbouring
properties.
 At present solar panels are not proposed although this could
be a requirement of any permit issued and subsequently
located to the satisfaction of the Responsible Authority.
 The proposed front setback to the main wall of dwelling 1 is
consistent with the requirements of Standard B6.
 The porch of dwelling 1 is located further forward than the
front all although given this porch does not exceed 3.6
metres in height and therefore, the porch is an allowable
encroachment under the provisions of Standard B6.
 Notwithstanding the above, it is submitted that the front
setback is consistent with the general pattern of
development in the street.
 The front setback also allows for the planting of canopy
vegetation within the front setback as demonstrated by the
landscape plan prepared by Keyston Alliance Landscape
Design.
 The proposed first floor of each dwelling has been recessed
from the ground floor building envelope where appropriate to
assist in reducing the impact on adjoining properties.
 Whilst the front façade of dwelling 1 has not been fully
recessed at its upper level, this façade is provided with a
high level of articulation in the form of a varied roof forms, a
mix of colours and building material, the porch protruding
forward of the building line, windows and future landscaping.
 The topography of the land combined with future canopy
vegetation proposed within the front setback will ensure that
the front façade does not dominate
the streetscape.
ADVERTISED
PLAN
 All garaging is proposed to the
rear of theNo.
site.P171/14
Application
 One vehicle crossover is proposed maintaining the regular
rhythm of the streetscape. This copied document is made
 Storage facilities are located away
fromfor
public
view.
available
the sole
purpose of
 The common driveway has enabling
been meandered
to allow
its consideration
andforreview
more substantial landscapingas
along
partthis
of aaccessway.
planning process under the
 The landscape plan confirms
the ability
to landscape
Planning
& Environment
Act the
1987.
front yard of dwelling 1 with substantial
canopy
vegetation.
The document must not be used for
any purpose which may breach any
copyright.
Our Ref: 20150/P
Address: No. 5 Kathleen Street, Rosanna
To maintain the openness of front
boundary treatments, the view of
established front gardens and tree
lines streets, and the presentation
of dwellings to the street

To maintain and strengthen the
garden
dominated
streetscape
character and landscaped setting of
the precinct.





To ensure that developments on or
near ridgelines retain existing trees,
sit below the tree canopies,
minimise excavation, and enable
further tree planting to form a
continuous canopy, so that the
scenic quality is maintained and
enhanced.

The front yard is to contain 2 canopy trees in excess of this
policy requirement as demonstrated by the submitted
landscape plan.
No front fence is proposed ensuring that a landscape setting
is maintained as part of the proposed development.
The location of the proposed crossover ensures that the
existing street tree is to be maintained and will not be
impacted on by the proposal.
The proposal seeks to remove the existing insignificant
landscaping found on the subject site and replace this
vegetation with native vegetation including canopy trees,
shrubs and ground covers.
The landscape plan submitted ensures the garden
dominated streetscape character and landscaped setting is
enhanced by ensuring significant planting is provided
throughout the site.
Whilst the proposal is marginally over the 40% site coverage
suggested by this policy, the proposal demonstrates that
there is significant landscaping opportunities throughout the
site and therefore, a minor variation to this policy direction is
appropriate in this instance.
The site is not located on a ridgeline and therefore this
matter is not applicable in the assessment of this
application.
In addition to the above, we provide the following comments:









The scale and style of the proposed development is consistent with and sympathetic to the built form of
buildings in this precinct of the municipality including both single dwelling on a lot developments as well
as multi-dwelling developments.
The one-behind-the-other built form ensures that the single dwelling perception is maintained to the
street and prevents mirror imaging to street presentations.
The one to two storey building height and scale of proposal is maintained.
The front setback provided is consistent with the requirements of Standard B6 as well as the setback of
dwellings in the street. This allows for canopy planting to be provided within the front setback area of the
subject site.
Car parking is located towards the rear of the site so as to not dominate the streetscape.
The front garden is to be landscaped in line with Council requirements as demonstrated by the
landscape plan prepared by Keystone Alliance Landscape design.
Sufficient spacing is provided around the proposed dwellings that allows for the planting of new canopy
vegetation throughout the subject site.
On-site services are to be provided to the rear of each dwelling out of public view.
The low site coverage is consistent with that required by the provisions of this clause.
Overall, it is submitted that the proposed development has responded to the Objectives of the preferred
future character of this area in delivering this development proposal. It is therefore submitted that the
proposed development represents an appropriate response to the requirements of the Garden Suburban
Precinct 2.
ADVERTISED PLAN
3.0
A written response to Clause 42.02 – Vegetation Protection Overlay
(Schedule
Application
No. 5).
P171/14
This copied
is madethe
The site is affected by a Vegetation Protection Overlay Schedule 5. The schedule
to thisdocument
clause identifies
available for the sole purpose of
following objectives to be achieved:
enabling its consideration and review
 To retain and protect existing trees, and to promote further plantingasofpart
new
as aprocess
significant
of atrees
planning
under the
component of local identity and neighbourhood character.
Planning & Environment Act 1987.
 To protect vegetation of special significance, natural beauty, interest andThe
importance.
document must not be used for
any purpose which may breach any
copyright.
Our Ref: 20150/P
Address: No. 5 Kathleen Street, Rosanna











To retain vegetation that represents the cultural and/or natural history of the City.
To retain and protect existing trees, and to promote further planting of new trees to enhance
streetscapes, ridgelines and backdrops in residential areas.
To ensure that, where tree removal is permitted, appropriate replacement planting is provided and
located appropriately on site.
To retain, protect and promote further planting of trees in residential areas to provide habitat links and
movement corridors for fauna.
To retain trees which contain hollows as habitat for local fauna.
To retain trees that buffer waterways.
To maintain remnant and/or indigenous overstorey vegetation to provide biodiversity and a source of
genetic material for the re-establishment of the natural heritage of the City.
To retain indigenous native vegetation which is rare, threatened or of local, regional or State
significance.
To retain exotic trees and non-indigenous native trees, unless identified as an environmental weed.
To manage the long term viability of significant avenue plantings and heritage trees.
To retain, protect and promote further planting of trees for their contribution to stabilising local
environmental processes including shading and cooling effects, sequestration of pollutants and
management of storm water.
Pursuant to section 3.0 of this schedule, a permit is required to remove, destroy or lop those trees which
meet either of the following:


Has a height of 12 metres or more, or
Has a trunk or stems that collectively are more than 400mm in diameter, measured at 1400mm above
the base of the tree.
A permit is not required:









To remove, destroy or lop the minimum extent of vegetation necessary to continue the activity on land
within the formation of a railway line which has previously been cleared.
To remove, destroy or lop the minimum extent of vegetation necessary to maintain public utility services
for the transmission of water, sewage, gas, electricity, electronic communications or the like.
To remove, destroy or lop vegetation that presents an immediate risk of personal injury or damage to
property, if only that part of vegetation which presents the immediate risk is removed, destroyed or
lopped.
To prune vegetation to remove any branch that overhangs an existing dwelling or is within 2 metres of an
existing dwelling.
To prune vegetation to maintain or improve its health or appearance including regeneration or
ornamental shaping.
To remove, destroy or lop vegetation that is dead to the satisfaction of the responsible authority, unless
the dead vegetation is a habitat tree containing hollows.
To remove, destroy or lop vegetation that is being maintained in accordance with a management
program developed by a suitably qualified arborist and approved by the responsible authority.
To remove, destroy or lop vegetation identified as environmental weed species in the Banyule Weed
Management Strategy 2006, unless the vegetation is listed in Schedule 4 to the Environmental
Significance Overlay.
To remove, destroy or lop street trees in accordance with the Banyule Street Tree Strategy.
The arborist report prepared by John Fordham confirms that the diameter and height of all vegetation on site
is less than the permit trigger requirement noted above. As a result, and based on the abovementioned
criteria, all vegetation on the subject site can be removed without planning approval. Therefore, it is
submitted that the provisions of this overlay are no longer applicable in the assessment of this application.
In addition to the above, we confirm that the proposed development has been
provided withPLAN
significant levels
ADVERTISED
of permeability and opportunities for future landscaping. The landscape plan
prepared
by
Keynote
Application No. P171/14Alliance
Landscape Design confirms the ability to provide canopy tree planting throughout the proposed
development. Additionally, the proposed development has been set back from side boundaries as
This copied document is made
appropriate to ensure it does not impact on the health and structure of vegetation on adjoining properties.
available for the sole purpose of
enabling its consideration and review
Given the above, the proposed development is in accordance with the requirements of this overlay.
as part of a planning process under the
Planning & Environment Act 1987.
The document must not be used for
any purpose which may breach any
copyright.
Our Ref: 20150/P
Address: No. 5 Kathleen Street, Rosanna
4.0
A written response to the concerns raised by Council Officers.
In addition to the abovementioned responses to Council’s Neighbourhood Character policy and Vegetation
Protection Overlay, we provide the following response with particular regard to the preliminary issues raised
in Council’s correspondence:

Front Setback: Council officers have raised concern with regards to the front setback of dwelling 1. The
amended development plans provide a varied front setback of between 7.45 metres and 7.8 metres to
the front walls of dwelling 1. The porch of this dwelling which does not exceed 3.6 metres in height
encroaches less than 2 metres into this front setback.
Standard B 6 of Clause 55 requires that new dwellings be set back the average setback of abutting
properties. The front setback of each dwelling is taken to the property boundary from the nearest
building. In this instance, the building at No. 3 Kathleen Street is set back 9.11 metres from its front
property boundary, with the building at No. 7 Kathleen Street set back 5.21 metres from its front property
boundary. This provides an average front setback of 7.16 metres.
Therefore, the proposed setback of between 7.45 metres and 7.8 metres is in excess of the
requirements of this Standard, is compliant with the Objectives of this Clause and therefore warrants
support in this instance.

Site Coverage: Standard B8 of Clause 55 allows a total site coverage of 60%. The Schedule to the
Residential 1 Zone does not specify a variation to the requirements of this Standard and therefore, site
coverage should not exceed 60%. The amended plans confirm that the proposed development is
provided with a site coverage of 41.7% which is clearly within the maximum site coverage allowable by
the requirements of Standard B8 and therefore, the proposal is compliant with and achieves the
Objective of this Clause.
Notwithstanding the above, Council’s local planning policy at Clause 22.02 – Residential Neighbourhood
Character Policy provides the following policy direction on site coverage:
Other than for the core of the Ivanhoe Major Activity Centre, building site coverage should not
exceed 40% in order to provide sufficient site area for planting, growth and retention of
vegetation. This may be varied if the proposal is in an accessible area and demonstrates that
the vegetated character of the site and precinct is protected and enhanced by retaining
existing vegetation and providing sufficient area for the planting of additional trees and other
vegetation.
Firstly, we note that Local Planning Policies provide guidance as to the type and form development
should take throughout the municipality. The provisions contained within Local planning Policies are not
law and are not mandatory requirements to be met. Furthermore, the abovementioned policy statement
does not state that site coverage must not exceed 40%, rather it provides guidance that it should not
exceed 40%. Additionally, a key consideration in restricting site coverage is to provide sufficient area for
planting, growth and retention of vegetation.
It is submitted that the proposed site coverage at 41.7% is only marginally above that been sought with
the landscape plan demonstrating that significant landscaping opportunities can be provided throughout
the subject site. Furthermore, the site coverage has been reduced significantly from that originally
proposed and the development will now ensure that vegetation on adjoining properties is protected
through suitable side and rear setbacks. As such, it is submitted that the proposed site coverage of
41.7% is appropriate and achieves the underlying objectives of providing landscaping opportunities
throughout the subject site and proposed development.

PLANincreased in
Private Open Space: The Secluded Private Open Space areas of each ADVERTISED
dwelling have been
Application
No.
P171/14
size in order to provide for more useable open space areas.
Specifically, the size and dimensions of the secluded private open space
of dwelling
has
been
Thisarea
copied
document1 is
made
increased with the storage facilities of this dwelling relocated to the double
garage
on
available
forwithout
the soleimpacting
purpose of
the minimum internal dimensions required for this garage. The overallenabling
area of its
secluded
privateand
open
consideration
review
space has increased to 34.5 square metres with a section of this open
now provided
a
as partspace
of a planning
processatunder
the
minimum dimension of 4.99 metres increasing its useability and functionality.
This open space
is
Planning & Environment
Act 1987.
The document must not be used for
any purpose which may breach any
copyright.
Our Ref: 20150/P
Address: No. 5 Kathleen Street, Rosanna
provided with direct access from meals area and has a northern orientation. Additional open space is
provided within the front setback area of the subject site.
The seclude private open space of dwelling 2 has also been increased in size and dimension with a total
area of 82.8 square metres at a minimum dimension of 3.6 metres with an additional 14.8 square metres
of service yard space at a dimension of 1.5 metres. The increase in private open space and reduction of
the garage of dwelling 2 also now ensures that the health and structure of the existing large canopy tree
on the adjoining property will be maintained as part of this development proposal.
Given the above, it is submitted that the proposed development is provided with secluded private open
space in excess of the minimum requirements of Standard B28 of Clause 55 and therefore achieves the
Objectives of this Clause.

First Floor Component: As noted previously, the first floor component of each dwelling has been redesigned and reduced in overall size. With the exception of the stairwell of dwelling 1, all first floor walls
have been set in from their respective ground floor building envelope. Furthermore, a significant level of
articulation is provided for the first floor of each dwelling with windows, screening devices and varied
building materials/ colours assisting in providing articulation.
With regards to the stairwell walls and the presentation of dwelling 1 to the street, it is submitted that the
overall design of this area of dwelling 1 is submitted to be consistent with the character of the area and
the local policies of the Banyule Planning Scheme. Furthermore, suitable windows, changes in colours
and building materials, a varied roof form and future landscaping all contribute to an appropriate built
form and street presentation.
Given the above, it is submitted that the amended plans have addressed this concern from Council
Officers and the upper floor component of each dwelling is appropriate and will not detrimentally impact
on adjoining or surrounding properties nor the streetscape. .

Overlooking: Overlooking as a result of the finished floor levels of each dwelling and the significant
slope of the site have now been addressed through screening measures provided along property
boundaries. It is submitted that screening along the relevant property boundaries is an appropriate
method of preventing overlooking as it maintained internal amenity to the internal rooms of each
dwelling. Screening is to be provided along the top of fencing although is required, this can be provided
in the form of an independent screen located just inside the property boundary. It is therefore submitted
that any potential overlooking from the proposed development has now been addressed.

Landscaping: The proposed development has been reduced in overall size and hard surface area in
order to provide for improved landscaping opportunities in line with Council policy directives. The
landscape plan prepared by Keystone Alliance Landscape Design confirms the ability to provide canopy
planting throughout the proposed development as well as shrubs, screen planting and ground covers. It
is submitted that this landscape plan clearly demonstrates the ability to landscape the subject site and
proposed development.
Given the above discussion and justification, it is submitted that the amended plans and documentation has
addressed all of the preliminary concerns raised by Council Officers. It is submitted that the proposal is
appropriate having regard to all the policy directives and provisions of the Banyule Planning Scheme and
therefore, the proposal in its current format warrants support.
Should you wish to discuss any of the above matters please do not hesitate to call me on 9501 2800.
Yours faithfully
ADVERTISED PLAN
Application No. P171/14
SEBASTIAN LORENZO
Planner
cc:
Gnostic Design
S & A. Conti
This copied document is made
available for the sole purpose of
enabling its consideration and review
as part of a planning process under the
Planning & Environment Act 1987.
The document must not be used for
any purpose which may breach any
copyright.
ADVERTISED PLAN
Application No. P171/14
This copied document is made
available for the sole purpose of
enabling its consideration and review
as part of a planning process under the
Planning & Environment Act 1987.
The document must not be used for
any purpose which may breach any
copyright.