& sustainability statement
TRANSCRIPT
ASSESSMENT - CLAUSE 54 (RES CODE) & SUSTAINABILITY STATEMENT
54 Little Charles Street, Fitzroy 3065
Partial Demolition, Alterations & Additions to the existing Dwelling
CONTENTS
►INTRODUCTION
►ASSESSMENT - CLAUSE 54 (RES CODE)
►PHOTOGRAPHIC STUDY
►PRECEDENT OF PRIOR SUBDIVISION
►SUSTAINABILITY STATEMENT
►CONCLUSION
►CONTACT DETAILS
INTRODUCTION
Jesse Bennett Studio has been engaged to design alterations and an addition to the property at 54 Little Charles St, Fitzroy 3065.
This assessment highlights that the proposal has a high level of compliance with the relevant objectives and standards.
ASSESSMENT - CLAUSE 54 (RESCODE)
RESCODESTANDARD
RESPONSE
A1Neighbourhood character
COMPLIES
The proposal responds to its immediate and broader context within a heavily built and hard edged inner suburban environment. Within the vicinity of the of the subject site, a mix of residential, ex-warehouse and commercial buildings exist- forming no consistent pattern of open rear yards. The extent of built form proposed toward the rear of the site is appropriate when considering this context and will not be at odds with the character of the area. Please refer to photographic study within this report.
A2 Integration with Street
COMPLIES
The design of the dwelling’s front facade and entry maintains the existing connectivity to the public street. The design of the front patio and gate are almost identical to the existing dwelling.
A3Street Setback
COMPLIES
The dwelling setback from the street will be unchanged.
A4Building Height
COMPLIESThe proposed dwelling does not exceed the 9 metre above NGL limit. The height is appropriate given the evolving scale of buildings within the immediate street, and also the broader neighbourhood context - please refer to photographic study within this report. . The height is below the maximum height allowed in the NRZ of 9m.
A5Site Coverage
COMPLIES
The Site coverage remains the same.
RESCODESTANDARD
ASSESSMENT
A6Permeability
COMPLIES
The roof garden will account for approximately 88% of total roof area. Melbourne Storm rating report results in 101% treatment.
A7Energy Efficiency
COMPLIES
All habitable rooms have immediate access to daylight by way of windows or skylights. The green roof will improving the thermal performance and therefore reducing heating and cooling requirements by around 40%. Benefits to the community include providing visual amenity, reducing heat flux to neighbouring buildings and the street by up to 72%, and providing homes for wildlife such a birds, bees.
A8Significant Trees
COMPLIES
The site is void of any trees or vegetation at all. The proposed design, in particular the green roof and vertical garden on the north elevation will increase vegetation and greenery in the street and make a positive contribution to the neighbourhood character.The tree to the rear located at 59 Webb Street will be undisturbed as the existing nearby walls and footings remain.
A9Parking
COMPLIES
The proposed design will allow for the existing parking provisions to remain unaltered.
A10Side and RearSetbacks
OBJECTIVE MET
A variation to this standard in requested for the proposed setbacks on both sides (where building to boundary) on the basis that the existing site conditions only allow for any new addition to be built to the extent of each boundary, when considering an addition that is practical in size and shape. It is noted that the upper storey has been setback from the eastern boundary, in an effort to reduce bulk and contribute to neighbourhood character. Setbacks are made to the upper level - southern boundary, in order to provide better daylight quality and amenity to neighbouring property 59 Webb Street. The design solutions are justified given the immediate context and intended path towards inner city densification.
RESCODESTANDARD
ASSESSMENT
A11Walls on Boundaries
OBJECTIVE MET
The proposal is considered to be a reasonable design solution given the compact size and nature of the existing allotment. Existing brick walls are found on all boundary lines to this 76 sqm property. These existing walls are simply continued upward, and remain under the given height limit.
A12Daylight to Existing Windows
COMPLIES The proposal does not impact any existing window daylight amenity.
A13North-facingWindows
COMPLIES
The proposal does not impact any existing North-facing window amenity.
A14OvershadowingOpen Space
OBJECTIVE MET
A performance solution to this standard is proposed, on the basis of a slight increase in overshadowing to 59 Webb Street. It is noted however that existing mature tree on property 59 Webb Street and existing fencing do contribute largely to the overshadowing, and as such the increase from the proposal is minor. 59 Webb Street still recieves substantial sun through the hours of 9,10,11am & 12,3pm. Again noting when the mature tree shadow is considered in the sun modelling, the difference between Existing & Proposed conditions are negligble.
A15Overlooking
COMPLIES
There is no opportunity for overlooking.
RESCODESTANDARD
ASSESSMENT
A16Daylight to New Windows
COMPLIES
All habitable room windows will receive adequate daylight.
A17Private OpenSpace
COMPLIES
The area of Private Open Space remains unchanged.
A18Front Fences
N/A
There are no front fences.
PHOTOGRAPHIC STUDY
The below photographs have been taken in the immediate surrounds (within one street) of the subject site.
This photographic study demonstrates the heavily built up and hard edged inner urban environment of the subject site, with a mix of residential, commercial and ex-warehouse buildings in the immediate vicinity.
Materials, scale and visual bulk of the buildings are often 9 metres in height or taller, built to boundary, and feature un-articulated facades.
> 23 Little Charles StDirectly Across from Subject Site.Est. 9M Height, Visual Bulk, un-articulated brick facade.
> 55 Webb St9M Height, Built to boundary, Visual Bulk, 3- Storey Single Residential Dwelling, same block as subject site.
> 46 Little Charles St9M Height, Built to boundary,3 Storey Single Residential Dwelling, same block and street as subject site.
PHOTOGRAPHIC STUDY
> 24 Napier St Atherton Gardens Residential Tower. Visual Bulk, In excess of 9M Height.
> 54 Charles St3 Storey Mixed Commercial & Single Residential Dwelling. Visual Bulk, Est. in excess of 9M Height, un-articulated brick facade.
> 42- 54 Webb StMedium Density Residentail Apartments. Built to boundary, Visual Bulk. Est. 9M Height.
> Cnr George & Webb StCommercial Building, In excess of 9M Height, Visual Bulk, un-articulated brick facade.
> 25 Little Charles StDirectly Across from Subject SiteHeight, Visual Bulk, & un-articulated facade.
> Cnr Little Charles St &183 George StDirectly Across from Subject SiteHeight, Visual Bulk, Built to boundary, un-articulated brick facade.
PHOTOGRAPHIC STUDY
> 184 George St Est. in excess 9M Height, Tall Chimneys.
> 49 Webb St Est. 9M Height, Tall Chimneys, Built to boundaries, Same block as subject site.
> 42-40 Little Charles StHeight, Visual Bulk, un-articulated brick facade, Built to boundary.
> Cnr Little Charles St & 175 George StEst. 9M Height, Tall Chimneys.
> 57 Webb StEst. 9M Height, Visual Bulk, Est3 Storey Residential Dwelling, un-arcticulated facade, same block as subject site. Built to boundary.
PRECEDENT OF PRIOR SUBDIVISION
The subject site was originally part of a single residential dwelling, previously recognised as 59 Webb Street. This property consisted of a single storey residence at the front of site, and a brick horse stable building to the rear, addressing Little Charles Street.
The previous owners of 59 Webb Street were granted planning approval to subdivide the rear brick building as a separate dwelling, now recognised as 54 Little Charles Street (subject site). This subdivision was approved inline with a philosophy of inner city densification, rather than expanding urban sprawl.
With this subdivision approval, both properties were set on a new trajectory- one of sensibility and adaptation of living within a growing city. A precedence was set by this subdivision approval, as there were many non-compliant items when assessed against the Clause 54 - ResCode.
Some poor results of the subdivision and current state of properties result in non-habitable living conditions to the subject site, for example;
> No private open space > No operable windows to allow natural ventilation > Poor quality of light and solar access due to minimal fixed window locations. > 100% Site cover and 100% hard surface > 0% Landscaping / vegetation > Inadequate storage > Inadequate floor area for a NRZ1 residential allotment > 1 Built to Boundary window.
The proposed alterations at 54 Little Charles seek to alleviate the above problems, in a sensitive, and well- considered design response.
SUSTAINABILITY STATEMENT
The proposed design is intented to be an exemplar of a low impact residential development which embraces small scale sustainable living - using simple and intelligent methods.
The key objectives of the proposed development are:
> Create an enduring architectural space that will make best and most efficient use of the 76sqm site, in accordance with the Yarra City Council “Residential Zone 1” framework.
> Create increased green spaces - to provide important climatic, visual, sustainable and biophilic benefits for the community, and our earth.
> Utilise Passive and Climatic design principle to promote low energy & water requirements, and use renewable energy sources.
> Demonstrate that this proposal, and all small scale building develpments, can and should be championing the Yarra City Council Sustainable Building categories, in order to ensure a cleaner brighter future for all.
SUSTAINABILITY STATEMENT
►ENDURING ARCHITETCURAL SPACE
There is no doubt that the most sustainable buildings are those that stand the test of time, and will not be built, only to be knocked down and re-built as cities gentrify. For this reason, we have sought to design an enduring architectural space that will provide both current and future residents with the characteristics typical of the Yarra City Council “Residential 1 Zone” Dwelling [of which this property is currently zoned].
Typical Residential Zone 1 features include:
- Kitchen, Dining & Living Spaces - Bathroom - Laundry - 3 Bedrooms and/ or Study - Outdoor Private Open Space - Garden Areas - Bin Store Area - Car Garage and bicycle storage - Adequate Daylight - Adequate Ventilation - operable windows - Thermally insulated - Internal square meterage between 180 - 340 sqm.
The subject site at 54 Little Charles Street is a fraction of the size of most dwellings in the zone, with a square meterage of 76sqm. The current programme of the dwelling includes:
- 1 open studio loft bedroom - Combined Kitchen / Laundry / Dining / Bathroom - No garage, bike store or transport facilities - Inadequate Ventilation - No operable windows in entire property - Inadequate Insulation and very poor energy consumption - No private Open Space
Whilst the subject site is extremely small, we believe that if it is well designed it can provide all future occupants with most of the normal characteristics of a “Residential 1 Zone” property, and most importantly, provide the occupants with basic living requirements of private open space, sunlight and fresh air. Our proposed design therefore introduces substantial green spaces, operable windows, additional multi-functional bedroom/ study spaces, bicycle and bin storage. These design elements have been included to improve the quality of functional space for various future occupants, and in turn create an enduring architectural space, that by its core design is truly sustainable.
SUSTAINABILITY STATEMENT
►GREEN SPACES
The proposed design incorporates substantial green space, which comprises of a large roof garden and large planting boxes on the northern and eastern facades.
The roof garden is non-trafficable and planted entirely with low maintenance vegetation.
There is a plethora of research which demonstrates the benefits of green roofs and vertical gardens. Benefits to the building itself include improving the thermal performance and therefore reducing heating and cooling requirements by around 40%, and reducing storm water run off by 65%. Benefits to the community include providing visual amenity, reducing heat flux to neighbouring buildings and the street by up to 72%, and providing homes for wildlife such a birds, bees. These benefits are not only significant, but essential in built-up areas such a Fitzroy in order to reduce the affects of global warming.
►PASSIVE & CLIMATIC DESIGN
The proposed design is rooted in passive and climatic design principles. These include:
- Double Glazed Windows- Vegetation used to provide coolth and shade- Masonry floors with high thermal properties- Orientation of windows- Use of 100% renewable energy - solar powered electricity
SUSTAINABLE BUILDING FEATURES
►Indoor Environment Quality The spatial programme has been designed to achieve excellent daylight penetration through the use of north and east facing windows and skylights. The windows also provide for cross ventilation and night purging. The north and east facing window planters will provide coolth and shade to the dwelling. Flooring will be mainly masonry tile, which will stabilise internal temperatures. The interior finishes (including paints, fabrics and carpets) will have no or low levels of VOC.
►Energy EfficiencyThe green roof and vertical gardens will greatly assist with energy efficiency, reducing heating and cooling requirements of the house by around 40%. The plants will absorb the suns energy, and convert CO2 into oxygen. The house has been designed with double glazed windows and efficient LED lights will be specified.
►Water Efficiency
Water efficient fittings and fixtures will be installed. Rainwater collection & dispersion to be well considered and integrated into building design. Grey water & irrigation to be planned into the building function/operation.
►Storm water management
It is estimated that the large Green Roof will reduce storm water run off by 65%, which will greatly reduce the house’s run off into the city system.
► Building Materials Demoloition materials such a iron, timber and glass tiles will be recycled. All timber and linings inside will be certified FSC stock.
SUSTAINABLE BUILDING FEATURES
►Transport
Bicycle Storage has been designed into the ground floor, which will be a welcome addition to the house and promote the use of bicycles for the occupants of the house. No car storage is included in the house.
►Waste Management
A composting system is incorporated in the roof garden, and will manage at least 40% of home waste.Dedicated and organised bin storage zone has been designed within the home to properly prepare waste for the various Yarra City Council services: Waste/ Recycling/ Glass and Green.
► Urban ecology The large green roof and vertical gardens will be planted with a combination of edible, native and ornamental plants and trees. The variety of species selected will encourage flora & fauna to thrive and increase pollination - and provide a home for bees, birds and small insects.
► Innovation
The design of this house relies on simple technology, that is- sound Passive Design principles. The home will be easy for the occupant to intuitively drive/operate the home according to the prevailing climactic conditions. Skylights, Light wells and large windows with vegetation will provides good access to daylight and natural ventilation to all habitable rooms and spaces.
► Construction & Building Management
The proposed house is designed almost entirely of double brick, which is a robust material which will require minimal repair and maintenance work over time. Minimal to Nil wastage will be enforced on-site during the building process. Throughout the building period any site run-off to be controlled, noise and disturbance kept to minimum and within prescribed working hours.
CONCLUSION
This report has found that the proposed design response put forward by this application is of considerable merit, based on the following:
> High level of compliance with the relevant objectives and standards within Clause 54.
> Designed with a material palette extracted from surrounding neighbourhood buildings, and massing scale that reflects the immediate surrounding area.
> Inline with precedent set by prior subdivision, working to alleviate the current poor living conditions of the subject site.
> Envisioned to be an exemplar of low impact residential development, championing the sustainable building framework of the Yarra City Council.
CONTACT DETAILS
►EMAIL: [email protected]
►POST: PO BOX 1069, COLLINGWOOD VIC 3066
►TELEPHONE: 0417 548 049