application for: construction of two dwellings and two lot

PLANNING REPORT

Application for:

Construction of two dwellings and two lot subdivision

Site address:

58 San Remo Pde, San Remo

October 2021

PLANNING REPORT 58 SAN REMO PDE, SAN REMO

Jardine Johnstone Pty Ltd 2

Contents Page 1. Introduction 3 2. Site Analysis 3 3. Surrounding Area 4 4. Proposed Development 5 5. Planning Controls 6

5.1. Zoning 6 5.2. Overlays 6 5.3. Clause 55 7 5.4. Clause 56 8

6. Residential Planning Policy 10 6.1. Planning Policy Framework 10 6.2. Planning Policy Assessment 19 6.3. Design and Development Overlay 20

7. Conclusion 23 Attachment 1 – Title documents Attachment 2 – Clause 55 Assessment Attachment 3 – Development plans (including plans for details of survey of site and

demolition of existing building) Attachment 4 – Site and Neighbourhood Analysis Attachment 5 – Stormwater detention design

Image 1. The subject site, looking south-east from San Remo Parade. © Jardine Johnstone Pty Ltd 2021 The information contained in this document is confidential and intended solely for the use of the client identified in the report for the purpose for which it has been prepared and no representation is made or is to be implied as being made to any third party. Use or copying of this document in whole or part without the written permission of Jardine Johnstone Pty Ltd constitutes an infringement of copyright. The intellectual property contained in this document remains the property of Jardine Johnstone Pty Ltd.



1 INTRODUCTION

This report has been prepared to accompany a planning permit application to Bass Coast Shire

for the construction of a two dwellings and subdivision of the land into two lots on land formally

known as 58 San Remo Parade, San Remo.

This report is prepared in response to the relevant provisions of the Bass Coast Planning

Scheme.

The report is to be read in conjunction with plans and elevations prepared by Studio Blakemore

Job no. A021.

In summary, the proposed development of two dwellings will comprise a sensitive and efficient

development and use of a site enjoying convenient access to a range of services and facilities.

The proposed development accords with the relevant objectives and provisions of the Bass

Coast Planning Scheme and in particular the Council’s local planning policies.

The proposal achieves the desired balance between the policies of residential amenity,

neighbourhood character, and landscape sensitivity and therefore should be supported.

2 SITE ANALYSIS

The site comprises a single parcel with 37.95m frontage to San Remo Parade, and maximum

depth of 39.63m. It is 1009sqm in area and is currently occupied with an old dwelling along with

cover of grass and some trees.

The land is mostly flat, with the lowest point located in the north-west corner of the site.

There is no fence along façade of the lot along San Remo Parade. The north, south and east

boundaries of the site have fence of timber palings.

Table1: Site details

Site feature Details

Site area 1009sqm

Street frontage 37.95m

Maximum depth 39.63m

Topography of site Slopes up towards the southeast

Lowest point 19.39m AHD

Highest point 21.27m AHD

Existing development An old existing dwelling

Crossover type and location

Existing crossover along San Remo Parade

Fences There is no fence along San Remo Parade Timber palings along northern, eastern and southern boundary

Vegetation cover Grass cover and some existing trees

Easements There is no easement Source: Primary Survey



3 SURROUNDING AREA

The site is located in the northern part of San Remo, a residential suburb established along

Philip Island Road and closest suburb to Philip Island. It is situated in the proximity of the beach,

Philip Island Road and San Remo police station.

The area surrounding the site is characterised by various forms and styles of residential

development and is distinguished by the diversity in the residential built form of the area.

Within the locality there are modest dwellings, and more substantial two-storey homes built

to take advantage of foreshore and sea views. The area is also characterised by the open

foreshore reserve surrounding San Remo and its low vegetation. In general, development in

this part of San Remo is visually prominent. This is due to most dwellings being built to take

advantage of ocean views, and the lack of any substantial vegetation resulting from the strong

winds and salt air.

Image 2. Subject site and the surroundings Source: Landchecker (2021)

The subject site is located at the end of San Remo Parade towards south. Adjoining to the site

and towards north, is a double-storey dwelling. Further to north, there are most two-storey

dwellings except one to take advantage of ocean views. The adjacent road San Remo Parade

ends at the beach at approximately 250m away.

Across San Remo Parade and towards east, there is a mix of single of double-storey dwellings.

Further east and along parallel road Keam Crescent are mostly two- storey dwellings to enjoy

the maximum view of the beach. Most of the public and recreational facilities are located in

eastern part of San Remo like Beach Haven Caravan Park, San Remo Coastal Reserve, San

Remo Fishermans Co-Op, San Remo Holiday Park, San Remo Recreation Centre and shopping

complexes. San Remo Primary School is in the proximity of approximately 500m and Philip

Island in just 1.5 kms.

Towards south is a green reserve up to distance of 250m. Further south and along Back Beach

Road, there are mostly two-storey dwellings to enjoy the views of the beach. The back beach

is also not far from the subject site as it is located at a distance of less than 1km.

Subject Site



To the west of the subject site, there is more residential development up to almost 500m. This

development is similar to the rest of residential development with mostly two-storey

dwellings. Beyond this development, there are some reserves along with some dispersed

development.

4 PROPOSED DEVELOPMENT

It is proposed to construct two dwellings on the land, to be located side by side, and to

subdivide the land into two lots.

The proposed dwellings are to be of a contemporary design. The unit one is designed with a

flat roof and unit two is designed with a low-pitched roof. The unit one has used three building

materials for its external walls – brickwork, white coloured Luxe-wall bondor insulted wall

panels and Colourbond metal cladding. For doors and windows, aluminium frames are used.

On the other hand, the unit two has used two building materials for its external walls – split

face brickwork and white coloured horizontal weatherboard.

Both of the units are two-storey but have different designs. The ground floor of unit one

consists of double garage, one study next to the main entry, two bedrooms with attached

baths, one separate bath and powder room, one laundry, rumpus, alfresco and staircase. The

first floor consists of living and dining, master bedroom with walk-in-robe and ensuite, kitchen

with scullery and pantry, one powder room, one projector room and balcony.

Whereas ground floor of the unit two consists of one double garage, one single garage, two

bedrooms, one bath, one powder room, laundry, rumpus. The first floor consists of a living and

dining, kitchen and pantry, master bedroom with walk-in-robe and ensuite, one library and two

balconies at front and rear.

A summary of the key features of the development is provided in Table 1:

TABLE 2 – DEVELOPMENT SUMMARY – 58 San Remo Pde, San Remo.

Total area of site 1009 sq.m.

Number of dwellings 2

Total site coverage 51.83%

Total impervious area 57.72%

Garden area 42.28%

Unit 1 2

Number of bedrooms 3 3

Number of onsite parking spaces 2 3



5 PLANNING CONTROLS

The development and use of the site is controlled by the Bass Coast Planning Scheme.

Specific provisions of this scheme that are relevant to this application are explained in the

following.

5.1 Zoning

General Residential Zone

Under the provisions of the Bass Coast Planning Scheme the subject site is included within the

General Residential Zone. The stated purpose of the Zone is:

• To implement the Municipal Planning Strategy and the Planning Policy Framework.

• To encourage development that respects the neighbourhood character of the area.

• To encourage a diversity of housing types and housing growth particularly in locations

offering good access to services and transport.

• To allow educational, recreational, religious, community and a limited range of other non-

residential uses to serve local community needs in appropriate locations.

Pursuant to Clause 32.08-3 of this zone a permit is required to construct two or more dwellings

on a lot. A development must meet the requirements of Clause 55.

Pursuant to Clause 32.08-3 of this zone a permit is required to subdivide land. A two-lot

subdivision is required to meet clauses 56.03-5, 56.04-2, 56.04-3, 56.04-5, 56.06-8 to 56.09-2

of the Bass Coast Planning Scheme.

5.2 Overlays The site is affected by the following overlay:

Development and Design Overlay – Schedule 1 (DDO1)

Design objectives

• To protect views from the coast to adjacent residential areas.

• To protect views to the coast from adjacent residential areas.

• To minimise the impact of development along the coastline.

• To protect and enhance the visual amenity and landscape of the coastal area.

• To respond to the potential coastal impacts of climate change.

A permit is required for development which exceeds 7.0m in above ground. As the proposal

has a maximum height of 7.865m, a permit is required pursuant to this clause.

5.3 Clause 55

Pursuant to the provisions of the Residential 1 Zone, the development must comply with the objectives of Clause 55 of the Bass Coast Planning Scheme. This Clause relates to the



development of two or more dwellings on a lot and residential buildings. The purposes of Clause 55 are to:

• implement the Municipal Planning Strategy and the Planning Policy Framework.

• Achieve residential development that respects the existing neighbourhood character or which contributes to a preferred neighbourhood character;

• Encourage residential development that provides reasonable standards of amenity for existing and new residents; and

• Encourage residential development that is responsive to the site and the neighbourhood.

The design response meets the purpose of Clause 55 of the planning scheme as discussed below.

To implement the Municipal Planning Strategy and the Planning Policy Framework.

The proposed development meets the objective as:

• It consolidates urban development within existing urban boundaries, being an infill development of an existing residential zoned lot in an established residential area.

• It maximises use of existing infrastructure, with all utility infrastructure being available to the site. Traffic impacts upon the surrounding road network arising from two additional dwellings in this location will be negligible.

• The site has good access to a wide range of services available in San Remo. A Vline bus service connects San Remo to the Melbourne Metropolitan rail system. The bus stop is located within the reach of 500m to the northwest of the site.

• The design takes advantage of the site’s orientation to provide for solar gain through north, east and west-facing windows, and direct sunlight into secluded private open space areas at ground floor level.

• It respects neighbourhood character, which is demonstrated by mostly two storey dwellings, with infill development of second dwellings on lots in evidence in the surrounding area.

To achieve residential development that respects the existing neighbourhood character or which contributes to a preferred neighbourhood character.

• The proposed development is of a similar scale and form to the more recent developments which are evident in the surrounding area, including substantial single dwellings.

• The forms and materials of the proposed dwelling are in keeping with those of residential development in the neighbourhood, which presents a wide variety of external materials and colours.

To encourage residential development that provides reasonable standards of amenity for existing and new residents.

The proposed development meets the above purpose as follows:

• Sufficient areas of private open space are provided within the development.

• Overlooking and overshadowing of adjoining properties are minimised.

• Sufficient space is provided to allow for suitable landscaping.

• The proposed dwelling is located within proximity of a wide range of community and commercial services, and infrastructure.



• The development is provided with generous setback distances from surrounding development and boundaries.

To encourage residential development that is responsive to the site and the neighbourhood.

The proposed development meets the above purpose as follows:

• The proposed dwellings will be comfortably accommodated on site. The site coverage proportion is approximately 51.83 percent, which meets the requirements of Clause 55.

• The proposed dwellings are complementary to the size and scale of more recent development in the surrounding area.

The proposal has been assessed against the objectives and standards of Clause 55 and is deemed to satisfy all relevant provisions. The assessment is found at Attachment 2.

5.4 Clause 56

Pursuant to the provisions of the General Residential Zone, the proposed two-lot subdivision

must comply with the objectives of Clause 56 of the Bass Coast Planning Scheme. This Clause

relates to the subdivision of residential land. The purposes of Clause 56 are to:

• To implement the Municipal Planning Strategy Planning Policy Framework.

• To create livable and sustainable neighbourhoods and urban places with character and

identity.

• To achieve residential subdivision outcomes that appropriately respond to the site and

its context for:

o Metropolitan Melbourne growth areas.

o Infill sites within established residential areas.

o Regional cities and towns.

• To ensure residential subdivision design appropriately provides for:

o Policy implementation.

o Livable and sustainable communities.

o Residential lot design.

o Urban landscape.

o Access and mobility management.

o Integrated water management.

o Site management.

o Utilities.

The proposed subdivision layout meets the purpose and objectives and standards of Clause 56

of the planning scheme as discussed below.

Clause 56 Assessment

Clause 56.03-5 – Neighbourhood Character Objective

The Neighbourhood Character Objectives at Clause 56.03-5 requires subdivision to respect the

existing neighbourhood character, respond to and integrate with the surrounding urban

environment and protect significant vegetation and site features.



The proposal will result in an increase in lot density within the township which will be respectful

of the existing character of the area. The new lot configuration will provide for separate

allotments each containing a dwelling and necessary amenities and facilities required for a

dwelling. Both allotments will be directly connected to the street network, which is in keeping

with the surrounding allotment pattern, particularly those lots developed with multiple

dwellings within the surrounding area. Examples of these are found nearby at 33 to 37, Genista

Street. The proposed subdivision is representative of the evolution of land use and dwelling

density and diversity in this part of San Remo.

Clause 56.04-2 - Lot area and building envelope objective

The objective of this Clause is:

• To provide a lot with areas and dimensions that enable the appropriate siting and

construction of a dwelling, solar access, private open space, vehicle access and parking,

water management, and the retention of significant vegetation and site features.

The proposed allotments are of appropriate sizes and proportions for the proposed

development. The proposed lots are capable of containing the proposed dwellings and

appropriate areas of private open space and vehicle accommodation. Given the orientation of

the site (south-west to north-east axis), the proposed dwellings will have good access to

northern sun.

Clause 56.04-3 Solar orientation of lots objective

The objective of this Clause is:

• To provide good solar orientation of lots and solar access for future dwellings.

As discussed above, the proposed subdivision layout provides opportunity for solar efficient

dwelling design and opportunity from north-facing private open space.

Clause 56.04-5 Common Area Objective

The relevant objective of this Clause is:

• To ensure the provision of common area is appropriate and that necessary management

arrangements are in place

No common property is required in this instance.

Clause 56.06-8 Lot access objective

• To provide for safe vehicle access between roads and lots

The point of access for the lots will be the proposed crossovers from The Esplanade. The

crossovers will allow for safe access to and from the site for all lots.

Clause 56.07-1 Drinking water supply objectives

• To reduce the use of drinking water.

• To provide an adequate, cost-effective supply of drinking water.

The proposed development will be connected to the existing reticulated water supply.

Clause 56.07-2 Reused and recycled water objective

• To provide for the substitution of drinking water for non-drinking purposes with reused

and recycled water.

The proposed development will be connected to the existing reticulated water supply.



Clause 56.07-3 Wastewater management objective

• To provide a wastewater system that is adequate for the maintenance of public health

and the management of effluent in an environmentally friendly manner.

Wastewater disposal will be provided to the existing network in line with water authority

requirements.

Clause 56.07-4 Stormwater management objectives

• To minimise damage to properties and inconvenience to residents from stormwater.

• To ensure that the street operates adequately during major storm events and provides for

public safety.

• To minimise increases in stormwater run-off and protect the environmental values and

physical characteristics of receiving waters from degradation by urban run-off.

An appropriately designed stormwater drainage strategy will ensure the effective

management of run-off from the proposed development and subdivision.

Clause 56.08-1 Site Management objectives

• To protect drainage infrastructure and receiving waters from sedimentation and

contamination.

• To protect the site and surrounding area from environmental degradation or nuisance

prior to and during construction of subdivision works

• To encourage the re-use of materials from the site and recycled materials in the

construction of subdivision where practicable.

Appropriate permit conditions can ensure the effective management of construction of the

subdivision.

Clause 56.09-1 Shared trenching objectives

• To maximise the opportunities for shared trenching.

• To minimise constraints on landscaping within street reserves.

Each lot will be connected to an existing infrastructure network. Shared trenching of services

will unlikely be required.

Clause 56.09-2 Electricity, telecommunications and gas objective.

Each lot will be provided with reticulated electricity and telecommunications.

Clause 56.09-3 Fire hydrants objective

• To provide fire hydrants and fire plugs in positions that enable fire fighters to access water

safely, effectively and efficiently.

The existing street network includes provision of fire hydrants to serve the proposed lots.

6 PLANNING POLICY

6.1 Planning Policy Framework

11.01-1S – Settlement

Objective

To promote the sustainable growth and development of Victoria and deliver choice and

opportunity for all Victorians through a network of settlements.



Strategies

• Develop sustainable communities through a settlement framework offering convenient

access to jobs, services, infrastructure and community facilities.

• Focus investment and growth in places of state significance in Metropolitan Melbourne and

the major regional cities of Ballarat, Bendigo, Geelong, Horsham, Latrobe City, Mildura,

Shepparton, Wangaratta, Warrnambool and Wodonga.

• Support sustainable development of the regional centres of Ararat, Bacchus Marsh,

Bairnsdale, Benalla, Castlemaine, Colac, Echuca, Gisborne, Hamilton, Kyneton, Leongatha,

Maryborough, Portland, Sale, Swan Hill, Warragul/Drouin and Wonthaggi.

• Ensure regions and their settlements are planned in accordance with their relevant regional

growth plan.

• Guide the structure, functioning and character of each settlement taking into account

municipal and regional contexts and frameworks.

• Create and reinforce settlement boundaries.

• Provide for growth in population and development of facilities and services across a regional

or sub-regional network.

• Plan for development and investment opportunities along existing and planned transport

infrastructure.

• Promote transport, communications and economic linkages between settlements through

the identification of servicing priorities in regional land use plans.

• Strengthen transport links on national networks for the movement of commodities.

• Deliver networks of high-quality integrated settlements that have a strong identity and

sense of place, are prosperous and are sustainable by:

- Building on strengths and capabilities of each region across Victoria to respond

sustainably to population growth and changing environments.

- Developing settlements that will support resilient communities and their ability to

adapt and change.

- Balancing strategic objectives to achieve improved land use and development

outcomes at a regional, catchment and local level.

- Preserving and protecting features of rural land and natural resources and features to

enhance their contribution to settlements and landscapes.

- Encouraging an integrated planning response between settlements in regions and in

adjoining regions and states in accordance with the relevant regional growth plan.

- Providing for appropriately located supplies of residential, commercial, and industrial

land across a region, sufficient to meet community needs in accordance with the

relevant regional growth plan.

- Improving transport network connections in and between regional cities, towns and

Melbourne.

• Encourage a form and density of settlements that supports sustainable transport to reduce

greenhouse gas emissions.

• Limit urban sprawl and direct growth into existing settlements.

• Promote and capitalise on opportunities for urban renewal and infill redevelopment.

• Develop compact urban areas that are based around existing or planned activity centres to

maximise accessibility to facilities and services.

• Ensure retail, office-based employment, community facilities and services are concentrated

in central locations.



• Ensure land that may be required for future urban expansion is not compromised.

11.01-1L-01 – Settlement

Strategies

• Discourage urban growth beyond existing settlement boundaries of towns, unless identified

in the Settlement Hierarchy table in Clause 02.03.

• Avoid rezoning of land outside the town boundary for the purposes of low density and rural

living development.

• Restrict urban development to existing urban areas except:

- Where the land is identified in a Strategic Framework Plan at Clauses 11.01-

L as being within an existing or future settlement boundary.

- Where staging of the development is in accordance with an approved development plan.

Avoid the expansion of isolated residential, low density residential and rural living

estates.

• Minimise the impact of use and development on significant environmental features within

identified settlement boundaries.

• Ensure additional residential development minimises adverse impacts on existing

road networks and surrounding areas.

11.01-1L-05 – San Remo Policy application

This policy applies to all land identified in the San Remo Strategic Framework Plan to this clause.

Growth area strategies

• Accommodate the majority of future residential growth within an eastern development

corridor to the east of San Remo, between Phillip Island Road, Shetland Heights Road and

Potters Hill Road.

• Facilitate a future neighbourhood centre for commercial and community purposes within the

San Remo residential growth area.

• Retain rural land uses outside of designated settlement boundaries and allow for non-

residential recreational tourist use and development in the area to the south, provided it is

sympathetic to the significance of surrounding landscapes.

- Commercial tourism at identified locations with main road frontage.

- Recreational tourism to the south of the Anderson Peninsula ridgeline.

- Leisure and hospitality related retail in the commercial centre.

- Cafes, hotels, restaurants and open space on Marine Parade between Bergin Grove and

Woolamai Grove.

• Encourage tourist development in areas zoned Mixed Use along Phillip Island Tourist Road

east of the San Remo business centre.

• Encourage the location and development of motels, restaurants and retail outlets on larger

lots in the commercial area.

• Support residential use and development for permanent and short-term accommodation

above retail premises in the commercial area, on Marine Parade, west of Bergin Grove.



• Encourage the redevelopment of the commercial area to improve its design and integration

with the foreshore and provide for a wide variety of retail uses.

• Support the ongoing tourist role of the Silverwater Resort.

Infrastructure strategies

• Facilitate access to future residential development east of Potters Hill Road by providing for

an alternative road access into San Remo.

• Facilitate the upgrade Shetland Heights Road such that it provides an alternate access to San

Remo.

• Ensure that any future opportunity to duplicate the Phillip Island Bridge is not precluded by

any incompatible development in the vicinity of the existing bridge.

11.03-4S – Coastal Settlement

Objective

To plan for sustainable coastal development. Strategies

• Plan and manage coastal population growth and increased visitation so that impacts do not

cause unsustainable use of coastal resources.

• Support a network of diverse coastal settlements that provide for a broad range of housing

types, economic opportunities and services.

• Encourage urban renewal and redevelopment opportunities in existing settlements to reduce

the demand for urban sprawl.

• Identify a clear settlement boundary around coastal settlements to ensure that growth in

coastal areas is planned and coastal values are protected. Where no settlement boundary is

identified, the extent of a settlement is defined by the extent of existing urban zoned land

and any land identified on a plan in the planning scheme for future urban settlement.

• Minimise linear urban sprawl along the coastal edge and ribbon development in rural

landscapes.

• Protect areas between settlements for non-urban use.

• Limit development in identified coastal hazard areas, on ridgelines, primary coastal dune

systems, shorelines of estuaries, wetlands and low-lying coastal areas, or where coastal

processes may be detrimentally impacted.

• Encourage the restructure of old and inappropriate subdivisions to reduce development

impacts on the environment.

• Ensure a sustainable water supply, stormwater management and sewerage treatment for all

development.

• Minimise the quantity and enhance the quality of stormwater discharge from new

development into the ocean, bays and estuaries.

• Prevent the development of new residential canal estates.

12.02-1L - Protection coastal areas Strategies

• Set development back from the coast to accommodate coastal features, vegetation and

climate change impacts.



• Discourage any new or additional access points and pathways to foreshore reserves, dunes,

wetlands and inter-tidal areas directly from private properties.

• Discourage the establishment or extension of car parks and roads in sensitive coastal

locations such as on dunes or in wetlands.

12.05-2S- Landscapes

Objective

To protect and enhance significant landscapes and open spaces that contribute to character,

identity and sustainable environments.

Strategies

• Ensure significant landscape areas such as forests, the bays and coastlines are protected.

Ensure development does not detract from the natural qualities of significant landscape

areas.

• Improve the landscape qualities, open space linkages and environmental performance in

significant landscapes and open spaces, including green wedges, conservation areas and

non-urban areas.

• Recognise the natural landscape for its aesthetic value and as a fully functioning system.

• Ensure important natural features are protected and enhanced.

12.05-2L-01- Landscapes Objectives

• To ensure development is subordinate and sympathetic to the natural, visual and

environmental landscape character and significance of the area.

• To protect the undeveloped character of the coastal strip.

• To protect locally significant views and vistas that contribute to the character of the coastal

and coastal hinterland region.

• To minimise the impact of infrastructure on the landscape and viewpoints.

Siting and design strategies

• Design coastal development to be sympathetic to the landscape setting and character of the

area. Retain the undeveloped character of open rural areas and conceal buildings from view

by:

- Setting buildings back from roads.

- Grouping buildings together among substantial landscaping.

• Retain the dominant natural or undeveloped character of coastal landscapes by:

- Setting development back from the coast.

- Locating development in flatter locations. Avoiding loss of vegetation.

- Minimising the visibility and impact of pedestrian and vehicular access paths and site

servicing.

• Design development at the coastal edge of settlements to be sensitive to the surrounding

landscape and development and the visual setting of the settlement, particularly when

visible from the foreshore through the use of scale, height, massing and colour.



• Design buildings and structures with materials and colours that minimise visual intrusion to

the landscape.

• Discourage the use of reflective surfaces to minimise glare and limit the visual impact of the

development.

• Ensure ridge tops and visually prominent hill faces are largely kept free of development,

particularly slopes visible from the coast and coastal hinterland.

• Use existing landscape features such as topography, vegetation coverage and vistas, to

define the edges of settlements and protect their surrounding landscape character.

• Ensure that development does not detrimentally impact on existing walking trails and that it

enhances views to and from these walking trails.

• Protect scenic views in undeveloped landscape features along the coastline including views

from public recreation areas, lookouts, and roads that abut or terminate at the coast.

Infrastructure strategies

• Site infrastructure away from highly scenic locations, key views and near-coastal

• locations.

• Locate power lines, access tracks and other infrastructure in areas of low visibility and avoid

the use of materials that contrast with the landscape.

• Encourage infrastructure services (including powerlines, access tracks and other utility

services) to be provided underground, especially in foreshore areas and on streets

immediately parallel with the foreshore.

• Encourage the relocation of overhead powerlines underground within the town centres and

along major collector roads.

• Use vegetation to screen infrastructure from key viewing corridors and public use areas.

12.05-2L-01- Landscape character area Policy Application

This policy applies to all land identified in the Landscape Character Areas Plan to this clause.

Objectives

To protect the landscape character of specific areas in the Shire for their visual, environmental and cultural qualities.

Westernport Lowlands strategies

• In the northern half of this Character Area, support the expansion of local vegetation

communities from bushland reserves along roadsides and watercourses into open rural land.

• In the south, protect existing open views by setting developments back from the Bass

Highway.

Phillip Island Southern Coast strategies

• Protect the open pastoral landscapes and maintain the undeveloped character of the wild

and rugged coastal edge.

• Maintain existing indigenous vegetation and encourage their revegetation with local

indigenous coastal species.



• Protect the open, undeveloped and increasingly vegetated rural landscape to the West of

Smiths Beach, by providing for a scattering of built elements that are:

• Significantly set back from the coast.

• Located on the lower slopes of inland topography. Screened from view by substantial

landscaping.

15.01-1S - Urban design Objective To create urban environments that are safe, healthy, functional and enjoyable and that contribute to a sense of place and cultural identity.

Strategies

• Require development to respond to its context in terms of character, cultural identity, natural

features, surrounding landscape and climate.

• Ensure development contributes to community and cultural life by improving the quality of

living and working environments, facilitating accessibility and providing for inclusiveness..

• Ensure the interface between the private and public realm protects and enhances personal

safety.

• Ensure development supports public realm amenity and safe access to walking and cycling

environments and public transport.

• Ensure that the design and location of publicly accessible private spaces, including

car parking areas, forecourts and walkways, is of a high standard, creates a safe environment

for users and enables easy and efficient use.

• Ensure that development provides landscaping that supports the amenity, attractiveness

and safety of the public realm.

• Ensure that development, including signs, minimises detrimental impacts on amenity, on

the natural and built environment and on the safety and efficiency of roads.

• Promote good urban design along and abutting transport corridors.

15.01-1L-01 - Urban Design in Bass Coast Strategies

• Design development to reflect the coastal setting and coastal architecture through built

form and materiality.

• Ensure that view lines and vistas are protected and shared between the public and private

realm.

• Encourage development of active retail frontages within the commercial area of the

town centres.

• Site and design buildings and works adjacent to heritage places to be sympatheticto

the significance, context and character of the heritage place and its setting.

15.01-1L-02 - Landscape design Objectives

• To increase vegetation across the municipality.



• To identify and enhance the landscape values in urban areas.

• To ensure development creates and maintains a high-quality landscape setting.

Strategies

• Maintain the garden or landscape character of an area, where it is a dominant feature of

the neighbourhood.

• Integrate landscape design and the long-term management of existing and newly planted

vegetation in the overall concept for development.

• Increase landscaping within public areas.

• Encourage the use of local native plants in landscaping. Minimise earthworks and vegetation

removal.

• Retain existing mature trees wherever possible and where removed, incorporate suitable

replacement planting.

• Support the use of coastal indigenous species in the landscaping of industrial areas.

• Provide low-level planting along verges to industrial areas visible from main traffic routes.

15.01-2S – Building Design Objective

To achieve building design outcomes that contribute positively to the local context and enhance the public realm.

Strategies

• Ensure a comprehensive site analysis forms the starting point of the design process and

provides the basis for the consideration of height, scale and massing of new development.

• Ensure development responds and contributes to the strategic and cultural context of its

location.

• Minimise the detrimental impact of development on neighbouring properties, the public

realm and the natural environment.

• Ensure the form, scale, and appearance of development enhances the function and amenity

of the public realm.

• Ensure buildings and their interface with the public realm support personal safety,

perceptions of safety and property security.

• Ensure development is designed to protect and enhance valued landmarks, views and vistas.

• Ensure development provides safe access and egress for pedestrians, cyclists and vehicles.

• Ensure development provides landscaping that responds to its site context, enhances the

built form and creates safe and attractive spaces.

• Encourage development to retain existing vegetation.

15.01-2L – Building Design

Strategies

• Incorporate design elements and a variety of materials that add visual interest and

articulation to all visible facades of a development, especially when visible from main traffic

routes.

• Absorb all roof elements (including plant, lift over-runs and other building services) within the

overall built form or roof design.



• Include service and storage areas (and other utility requirements) within the overall design of

a building and if visible from public areas, ensure there are fully screened from street view.

• Avoid long expanses of solid walls, particularly when visible from surrounding streets.

Incorporate public art in commercial, public and large residential developments.

• Improve efficiency in energy use by designing for passive solar heating and cooling. Design

buildings on corner sites to incorporate active frontages to both streets.

15.01-5S – Neighbourhood Character Objective

To recognise, support and protect neighbourhood character, cultural identity, and sense of place.

Strategies

• Support development that respects the existing neighbourhood character or contributes to a

preferred neighbourhood character.

• Ensure the preferred neighbourhood character is consistent with medium and higher density

housing outcomes in areas identified for increased housing.

• Ensure development responds to its context and reinforces a sense of place and the valued

features and characteristics of the local environment and place by respecting the:

- Pattern of local urban structure and subdivision.

- Underlying natural landscape character and significant vegetation.

- Neighbourhood character values and built form that reflect community identity.

15.01-5L – Neighbourhood Character

General strategies

Where the built form character of an area is established and valued (and the area has not been identified for substantial change), design development to respect and not detract from this character.

In areas where development will be more substantial, allow for a greater diversity of built form provided the development is designed to enhance the sense of place and add to the character and overall quality of the urban environment.

General policy document

Consider as relevant:

• Phillip Island and San Remo Design Framework (Hassell, 2003).

16.01-1S - Housing supply Objective

To facilitate well-located, integrated and diverse housing that meets community needs.

Strategies

• Ensure that an appropriate quantity, quality and type of housing is provided, including

aged care facilities and other housing suitable for older people, supported accommodation

for people with disability, rooming houses, student accommodation and social housing.



• Increase the proportion of housing in designated locations in established urban areas

(including under-utilised urban land) and reduce the share of new dwellings in greenfield,

fringe and dispersed development areas.

• Encourage higher density housing development on sites that are well located in relation to

jobs, services and public transport.

• Identify opportunities for increased residential densities to help consolidate urban areas.

• Facilitate diverse housing that offers choice and meets changing household needs by

widening housing diversity through a mix of housing types.

• Encourage the development of well-designed housing that:

- Provides a high level of internal and external amenity.

- Incorporates universal design and adaptable internal dwelling design.

• Support opportunities for a range of income groups to choose housing in well-serviced

locations.

• Plan for growth areas to provide for a mix of housing types through a variety of lot sizes,

including higher housing densities in and around activity centres.

16.01-1L - Housing supply General strategies

• Encourage residential use and development above retail premises within the commercial area

of town centres to facilitate commercial activity at street level and activate the street

at nighttime.

• Encourage increased housing densities in Wonthaggi, Cowes, San Remo, Inverloch and

Grantville in areas that are either:

- Close to activity centres, community facilities and services.

- Nominated in structure plans or design frameworks.

• Provide older person’s accommodation (including retirement villages and nursing homes)

close to commercial, community and recreational facilities in Wonthaggi, Inverloch, Cowes,

San Remo and Grantville.

6.2 Planning Policy Assessment

At the State level, the key policy influences applicable to this application primarily relate to matters including protection of coastal areas, provision of housing diversity, urban design, landscape design, building design, subdivision design, neighbourhood character and housing supply.

In response, the site is well located within an established residential area which is adequately served by infrastructure and is well located regarding passive and active recreational opportunities. Thus, it is considered that the proposal is supported by State policy and relevant strategic documents.

The use of the land for residential purposes is consistent with the site’s zoning and both State and Local Planning Policy.

The site provides a residential infill development opportunity in a location within close range of community and commercial infrastructure and services. Further to this, the proposal provides for residential development which is consistent with the provisions of the General Residential Zone, and the need for a range of housing types.



Local planning policy provides emphatic support for development which enhances both public and private environments, through quality design and positive landscaping responses. Local policy within the MSS also directs that opportunities for infill development should be taken where the provision of services and infrastructure is adequate, and that a range of housing types be provided as required by the Bass Coast community.

The proposal incorporates a design which will maximise the solar access of the proposed dwellings secluded private open space areas.

With regard to state and local policy relevant to development of coastal areas, the development of this site with two dwellings is consistent with the development of surrounding land, and will not affect the visual significance of the locality, as the dwellings will sit within an area already well-established with residential buildings, and featuring development which has specifically been designed to enjoy views over the adjacent coastline along Phillip Island Road.

In regard to stormwater management, the subject site is connected to the council stormwater network, with existing buildings in the area directing stormwater into this system.

Based upon the preceding analysis as outlined in this submission, it is considered that the proposal meets the relevant policies within the State and Local Planning Policy frameworks.

6.3 Design and Development Overlay Assessment

Schedule 1 of Clause 43.02-1 applies to residential areas near the coast and includes the

following design objectives:

• To protect views from the coast to adjacent residential areas.

Views towards the site from the coastline to the north of the subject site will be

consistent, which features highly visible residential development located along Phillip

Island Road, built to take advantage of coastal views. The dwellings are located in an

area featuring established dwellings of similar scale to that proposed. While the

proposed dwellings will be visible from the adjoining properties and will be located

within the established building line which features dwellings to the north, west and

east, and will not affect the general visual quality of the landscape. The dwellings are

consistent with the scale of surrounding development.

• To protect views to the coast from adjacent residential areas.

The subject site is located at the end of San Remo Parade. Therefore, it will have no

impact upon views of the adjacent dwellings towards north, east and west. Presently,

there is no development to the south of the subject site. In the future, if adjacent site

to the south is developed, it will be closer to the back beach.

• To minimise the impact of development along the coastline.

The proposed development is 250m away from the coastline and therefore, will have

no impact on the development along the coastline.

• To protect and enhance the visual amenity and landscape of the coastal area.



The existing visual amenity and landscape character of the coastal area will be

retained, as the proposed dwellings will be confined to an allotment in an established

residential area and will be consistent with the prominence of established

development along San Remo Parade.

• To respond to the potential coastal impacts of climate change

The subject site is almost 250m away from shoreline and will be unlikely to be

impacted by any effects of climate change.

Schedule 1 of Clause 43.02-1 requires that before deciding on an application, the responsible authority must consider a number of decision guidelines. As detailed below, the proposed extension is acceptable when assessed against these guidelines.

• The siting and design of proposed development in response to Council's adopted Design and Siting Guidelines for Coastal Areas and Rural Hinterland 1999, and Siting and Design Guidelines for Structures on the Victorian Coast, Victorian Coastal Council 1998.

The proposal follows section 3.1.3 of the Siting and Design Guidelines for Structures

on the Victorian Coast, Victorian Coastal Council 1998 by proposing a dwelling in a

residential setting, therefore ‘grouping structures’ as encouraged by the guideline.

The proposed dwelling is consistent with guidelines within that document that

encourage new development to be located within established development.

The proposal is consistent with Council's adopted Design and Siting Guidelines for

Coastal Areas and Rural Hinterland 1999 in proposing a single, detached dwelling, and

proposing development which is minimises the impact on the wider landscape, and is

responsive to the streetscape. The dwellings will be no more prominent than

dwellings in the surrounding area.

In response to the Design and Siting Guidelines for Coastal Areas and Rural Hinterland

1999, the proposal meets these in the following manner:

• The height of the proposal is consistent with the existing building line, which is demonstrated by built form which is prominent at the interface along San Remo Parade.

• The size and scale of the proposed buildings is relative to the scale of dwellings in the surrounding area and due to its location, forms, materials and colours, appear as consistent with that of the established built form within this part of San Remo.

• The proposed dwellings will have no impact upon existing views from adjacent properties.

• The proposed dwellings incorporate materials and colours which will be non-reflective. The low pitch of the roof minimises visible roof expanse.

• The energy efficiency of the proposed dwellings will be assisted by the excellent orientation of living rooms to the north.

• Boundary setbacks will maintain separation of dwellings between properties.

• The risks and coastal impacts associated with climate change, including;

- Tides; - Storm surges; - Coastal processes; and - Local topography and geology



The proposed dwellings will have no impact upon coastal processes as it is 250m away

from coastline and will be unlikely to be affected by or affect climate change impacts.

• Any Coastal Hazard Vulnerability assessment undertaken for the Western Port, Bass Strait and Anderson Inlet coastal areas.

N/A

• The maintenance and improvement of the visual quality of the coastal landscape.

The proposed dwellings will be located within the established residential area of San

Remo and will be a suitable built form outcome within this context.

• The preservation of views from the waters of Western Port, Bass Strait, and Anderson Inlet.

N/A

• The protection of views from coastal roads.

The subject site is located at the end of San Remo Parade at a distance of almost 250m

from coastline and will not affect the views from coastal roads. Moreover, the

dwellings will be consistent in scale, form, location and size with existing dwellings

located along San Remo Parade.

• The intensity of human activity that the coastal landscape and environment can sustain.

The site is within the existing township boundaries and will not increase human

activity within the natural landscape.

• The siting, colour and design of buildings.

The proposed dwellings are to be sited centrally on the allotment, and will be finished

in materials and colours which will complement surrounding development and the

natural features of the landscape.

• The protection of the area for its recreational value.

The proposed dwellings will not affect the recreational values of the coastal

landscape.

• The extent of any proposed removal of native vegetation.

The proposed works require no removal of vegetation from the site.

• The need for landscaping or vegetation screening.

Both dwellings have landscaping at the front and the rear and there is no need for

vegetation screening.

• The location, dimension and level of any excavation or alteration to the natural surface including works to stabilise buffers in areas of fill or excavation.

Minimal earthworks will be required to carry out the proposed works. These are

unlikely to affect the stability of the soil within the site and surrounding area

• The works to control drainage and stormwater run-off from any building, access road or driveway.

Stormwater run-off will be directed in to the council network.

• The impact the provision of physical infrastructure (particularly electricity and telephone) will have on the landscape.



These services are available to the site and their installation will not affect the

landscape.

• The location of building envelopes and siting of services in any proposed subdivision.

The subject site is subdivided in two lots for construction of two dwellings. The

proposed building line is consistent with the surroundings and all the services are

efficiently laid on the site.

• The views, if any, of the Department of Natural Resources and Environment.

N/A

7 Conclusion

A central challenge with the introduction of new housing within residential neighbourhoods is

to ensure that the overriding objectives of urban consolidation are satisfied and a sympathetic

and compatible housing form is introduced which responds positively to the character of the

neighbourhood and surrounding landscape.

The proposed development of two dwellings and two-lot subdivision is a positive response to

the site and surrounding area in regards to siting, scale, form and materials, and will provide a

valid housing choice for the area. The architectural style and choice of building materials is

respectful of the diverse neighbourhood qualities of the area and satisfies the relevant policies

of the Bass Coast Planning Scheme. Importantly, the dwellings have been designed in a

manner that will limit the impact on adjacent properties and provide a high level of quality

accommodation for future occupants.

For the reasons stated above, the proposed dwellings are consistent with relevant policies and

provisions of the Bass Coast Planning Scheme, and should be supported.

Rupa K Bhullar Jardine Johnstone Pty Ltd 20 October 2021

Attachment 1

VOLUME 09396 FOLIO 061 Security no : 124093062440B Produced 13/10/2021 03:54 PM

LAND DESCRIPTION

Lot 1 on Title Plan 522242B.PARENT TITLE Volume 08491 Folio 214Created by instrument J103452 07/08/1980

REGISTERED PROPRIETOR

Estate Fee SimpleSole Proprietor RHONDA LEA PETERS of 58 SAN REMO PARADE SAN REMO VIC 3925 AK587579B 12/09/2013

ENCUMBRANCES, CAVEATS AND NOTICES

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

SEE TP522242B FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL

------------------------END OF REGISTER SEARCH STATEMENT------------------------

Additional information: (not part of the Register Search Statement)

Street Address: 58 SAN REMO PARADE SAN REMO VIC 3925

DOCUMENT END

Copyright State of Victoria. No part of this publication may be reproduced except as permitted by the Copyright Act 1968 (Cth), to comply with a statutory requirement or pursuant to a written agreement. The information is onlyvalid at the time and in the form obtained from the LANDATA REGD TM System. None of the State of Victoria, its agents or contractors, accepts responsibility for any subsequent publication or reproduction of the information.

The Victorian Government acknowledges the Traditional Owners of Victoria and pays respects to their ongoing connection to their Country, History and Culture. The Victorian Government extends this respect to their Elders,past, present and emerging.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958

Page 1 of 1

Title 9396/061 Page 1 of 1

Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Victorian Land Registry Services.

Document Type Plan

Document Identification TP522242B

Number of Pages

(excluding this cover sheet)

1

Document Assembled 13/10/2021 15:55

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at thetime and in the form obtained from the LANDATA® System. None of the State of Victoria,LANDATA®, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for theVictorian Land Registry Services Trust ABN 83 206 746 897 accept responsibility for anysubsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

Attachment 2

Clause 55 Assessment Table 58 San Remo Parade, San Remo

Jardine Johnstone Pty Ltd Page 1

Neighbourhood Character Clause 55.02 Title & Objective Standard Assessment against Standard

B1

Neighbourhood Character

Design respects existing

neighbourhood character or

contributes to a preferred

neighbourhood character.

Development responds to

features of the site and

surrounding area.

Appropriate design response to the

neighbourhood and site.

Design respects the existing or preferred

neighbourhood character & responds to

site features.

Complies

The design of the proposed dwellings is a suitable fit

within an area which features a diverse range of building

forms and styles. It reflects the evolving style of infill and

replacement residential development within the

surrounding area, and features design elements and

materials which prevail in the local area.

The proposed siting of the dwellings and design of each is

appropriate to the specifics of the site and the character

of the wider locality, particularly in regard to upper floor

and roof forms, roof and wall materials, and side and rear

boundary setbacks. In particular, this part of San Remo

features a wide range of building forms, styles and

functions, such that the proposed building will not be a

disruption of the widely varied built landscape.

The design provides for modern building forms and

incorporates a range of materials which will be

sympathetic to existing development in the surrounding

area.

B2

Residential Policy

Residential development is

consistent with housing

policies in the SPPF, LPPF

including the MSS and local

planning policies.

Support medium densities in

areas to take advantage of

public transport and

community infrastructure

and services.

Application to be accompanied by written

statement that explains consistency with

relevant housing policy in SPPF, LPPF,

MSS and local planning policies.

Complies

This has been provided. See Planning Report.



Title & Objective Standard Assessment against Standard

B3

Dwelling Diversity

Encourages a range of

dwelling sizes and types in

developments of ten or more

dwellings.

1. Developments of ten or more

dwellings to provide for:

Dwellings with a different

number of bedrooms.

At least one dwelling containing

a kitchen, bath or shower, and a

toilet and wash basin at ground

floor level.

Comments:

N/A

B4

Infrastructure

Provides appropriate utility

services and infrastructure

without overloading the

capacity.

Connection to reticulated sewerage,

electricity, gas and drainage services.

Capacity of infrastructure and utility

services should not be exceeded

unreasonably.

Provision should be made for upgrading

and mitigation of the impact of services or

infrastructure where little or no spare

capacity exists.

Complies

All necessary utilities are provided to the site, and the

addition of one additional dwelling will not overburden

the existing network of services.

B5

Integration with the Street

Integrate the layout of

development with the street.

Development orientated to front existing

and proposed streets.

Vehicle and pedestrian links that maintain

and enhance local accessibility.

High fences in front of dwellings should be

avoided if practicable.

Development next to public open space

should be laid out to complement the open

space.

Complies

The development has been designed so that the

proposed dwellings are accessed directly from San Remo

Pde via separate crossovers. Both dwellings will interact

positively with the street.

Site Layout and Building Massing Clause 55.03 Title & Objective Standard Assessment against Standard

B6

Street Setback

The setbacks of buildings

from a street respect the

existing or preferred

neighbourhood character

and make efficient use of the

site.

Walls of buildings should be set back from

streets:

at least the distance specified in the

schedule to the zone, or

If no distance is specified in the

schedule to the zone setbacks

should be as set out below.

Porches, pergolas and verandahs less

than 3.6m high and eaves may

encroach not more than 2.5m into the

setbacks of this standard.

Comments:

See discussion below.




Existing building on both the abutting

allotments facing the same street & site is

not on a corner.

Min front Setback = average setback of

existing buildings on abutting allotments

facing the front street or 9m, whichever is

the lesser.

N/A

Existing building + vacant site either side

of the subject site facing the same street &

site is not on a corner

Min front Setback = same setback of front

wall of existing building or 9m, whichever

is the lesser.

Variation sought

Unit 1 has minimum front setback of 4.0m and unit 2 has

minimum front setback of 4.5m.

In this instance, minimum front setback of adjacent

property is 5.5m. Due to the tapered profile of the subject

site, the proposed dwellings do not have much scope at the

rear.

Along the opposite side of San Remo Parade and beyond

the adjacent lot, there are other dwellings on lot 57 and 61

whose front setback is comparable to the proposed

dwellings.

The site is on a corner

Front walls of new development fronting

the side street of a corner site should be

setback at least the same distance as the

setback of the front wall of any existing

building on the abutting allotment facing

the side street or 3 metres, whichever is

the lesser.

N/A

B7 Building Height

Building height should

respect the existing or

preferred neighbourhood

character.

The maximum building height should not

exceed that specified in the zone, schedule

to the zone or any overlay that applies to

the land.

Where no maximum height is specified,

the max height should not exceed 9m,

unless the slope of the natural ground level

at any cross section wider than 8m of the

site is 2.5 degrees or more, in which case

the max height should not exceed 10m.

Changes of building height between new

and existing should be graduated.

Variation sought

The maximum height of the dwelling 1 is under the

permissible height limit of 7.0m whereas maximum

height of dwelling 2 is exceeding the permissible height

by 200cms.

Variation sought in this instance as topography of that

part of the site is steeper than the other part.

B8

Site Coverage

Site coverage should respect

the existing or preferred


and respond to the features

of the site.

The site area covered by buildings should

not exceed:

The max site coverage specified in

the schedule to the zone, or

If no max site coverage is specified

60%

Complies

The area covered by proposed buildings is 51.83%. This

complies with the standard.

B9

Permeability

Reduce the impact of

stormwater run-off on the

drainage system and

facilitate on-site stormwater

infiltration.

At least 20% of the site should not be

covered by impervious surfaces

Complies

A total of 42.28% of the site will remain as permeable

surfaces. This complies with the standard.




B10 Energy Efficiency

Achieve and protect energy

efficient dwellings and

residential buildings.

Ensure orientation and

layout reduces fossil fuel

energy use and makes

appropriate use of daylight

and solar energy.

Orientation of buildings should make

appropriate use of solar energy.

Siting and design of buildings should not

reduce the energy efficiency of buildings

on adjoining lots.

If practicable the living areas and private

open space are to be located on the north

side.

Solar access for north-facing windows

should be maximised.

Complies

Living rooms and open space areas are well oriented

directly to the north to maximise solar access. The

standard is met.

B11

Open Space

Integrate layout of

development with any public

and communal open space

provided in or adjacent to

the development.

2. Public open spaces should:

Be substantially fronted by

dwellings.

Provide outlook for dwellings.

Be designed to protect natural

features.

Be accessible and usable.

Comments:

N/A

B12

Safety

Layout to provide safety and

security for residents and

property.

Entrances to dwellings and residential

buildings should not be isolated or

obscured from the street and internal

accessways.

Planting should not create unsafe spaces

along streets and accessways.

Good lighting, visibility and surveillance of

car parks and internal accessways.

Protection of private spaces from

inappropriate use as public thoroughfares.

Complies

The development provides safe access and spaces for

residents.

B13

Landscaping

To provide appropriate

landscaping

To encourage:

Development that

respects the landscape

character of the

neighbourhood.

Development that

maintains and

enhances habitat for

plants and animals in

locations of habitat

importance.

The retention of

mature vegetation on

the site.

Landscape layout and design should:

Protect predominant landscape

features of the neighbourhood

Take into account the soil type

and drainage patterns of the

site

Allow for intended veg. growth

and structural protection of

buildings

In locations of habitat

importance, maintain existing

habitat and provide for new

habitat for plants and animals.

Provide a safe, attractive and

functional environment for

residents

Development should:

Provide for the retention or

planting of trees, where these

are part of the character of

neighbourhood.

Provide for the replacement of

any significant trees that have

been removed in the 12 months

prior to the application being

made.

Landscape design should specify

landscape themes, vegetation location &

species, paving & lighting.

Complies

The development respects the character of the

neighbourhood by providing generous spaces within the

front, rear and side setback areas for buffer plantings.

Any vegetation to be removed will be replaced with

suitable indigenous species in suitable locations.




B14

Access

Ensure the safe, manageable

and convenient vehicle

access to and from the

development.

Ensure the number and

design of vehicle crossovers

respects neighbourhood

character.

Accessways should provide:

Safe, convenient and efficient

vehicle movements and

connections to the street

network

Designed to ensure that

vehicles can exit in a forward

direction if the accessway

serves more than 5 car spaces, 3

or more dwellings or connects

to a road in a Road Zone.

A width of at least 3m.

An internal radius of at least 4m

at changes of direction.

A passing area at the entrance

that is at least 5m wide and 7m

long if the accessway serves 10

or more car spaces and

connects to a road in a Road

Zone.

The width of the accessways or car spaces

should not exceed:

33% of the street frontage; or

40% if the width of the street

frontage is less than 20m.

For each dwelling fronting a street, only

one single width crossover should be

provided.

The location of crossovers will maximise

the retention of on-street car parking

spaces.

Access points to a road in Road Zones to

be minimised.

Access for service, emergency and delivery

vehicles must be provided.

Complies

The development provides for efficient on-site vehicle

movements. The proposal includes access to San Remo

Parade and provides for efficient movement of vehicles

within the site frontage. Access for emergency services

vehicles will be appropriate.

B15

Parking Location

Provide resident and visitor

vehicles with convenient

parking.

Avoid parking and traffic

difficulties in the

development and the

neighbourhood.

Protect residents from

vehicular noise within

developments.

Car parking facilities should be:

Close and convenient to

dwellings.

Secure.

Designed to allow safe and

efficient movements.

Well ventilated if enclosed.

Broken up with trees and

buildings or different surface

treatments (applicable to Large

Parking Areas.)

Complies

Car parking is provided within the garage to each

dwelling and will not dominate the street.

Shared accessways, car parks of other

dwellings/ residential buildings should be

at least 1.5m from the windows of

habitable rooms. This setback may be

reduced to 1m, where there is a fence at

least 1.5m high or window sills are at least

1.4m above the accessway.

Comments:

N/A



Amenity Impacts Clause 55.04 Title & Objective Standard Assessment against Standard

B17

Side and Rear Setbacks

Ensure the height and

setback respects the existing

or preferred neighbourhood

character and limits the

amenity impacts on existing

dwellings.

A new building not on or within 200mm of

a boundary should be setback from side or

rear boundaries:

At least the distance specified in

the schedule to the zone, or

1m+ 0.3m for every metre of

height over 3.6 metres up to 6.9

metres, plus 1 metre for every

metre of height over 6.9

metres.

(Refer Diagram B1 for more detail

and information about minor

encroachments).

Variation sought

Dwelling 1

The north wall height is 6.90m, requiring a setback of at

least 1.99m. The minimum setback to the north

boundary is 2.2m. This setback distance meets the

standard.

The south wall height is 6.73m, requiring a setback of at

least 1.93m. The minimum setback to the south

boundary is 1.3m. Most of the south wall has more than

required setback leaving behind just a slight part of the

wall under required minimum setback of 1.93m due to

the limitation of tapered profile of the site.

The west wall height is 6.87m, requiring a setback of at

least 1.99m. the minimum setback to the west boundary

is 4.0m. This setback also meets the standard.

Dwelling 2

The north wall height is 7.15m, requiring a setback of at

least 2.30m. The minimum setback to the north boundary

is 1.95m. The dwelling seeks variation for this instance.

The south wall height is 6.70m, requiring a setback of at

least 1.93m. The minimum setback to the south

boundary is 1.12m including one point of southern wall at

186mm from the boundary. Most of the south wall has

more than required setback leaving behind just a slight

part of the wall under required minimum setback of

1.93m due to the limitation of tapered profile of the site.

The west wall height is 7.20m, requiring a setback of at

least 2.30m. the minimum setback to the west boundary

is 4.50m. This setback meets the standard




B18

Walls on Boundaries

Ensure the location, length

and height of a wall on a

boundary respects the



and limits the amenity

impacts on existing

dwellings.

A new wall constructed on or within

200mm of a side or rear boundary of a lot

or a carport constructed on or within 1m of

a side or rear boundary of a lot should not

abut the boundary for a length of more

than:

10m plus 25 % of the remaining

length of the boundary of an

adjoining lot.

or

Where there are existing or

simultaneously constructed walls or

carports abutting the boundary of an

abutting lot, the length of the

existing or simultaneously

constructed walls or carports -

whichever is the greater.

A new wall or carport may fully abut a

side or rear boundary where slope

and retaining walls or fences would

result in effective height of the wall

or carport being less than 2m on the

abutting property boundary.

A height of a new wall constructed on

or within 200mm of a side or rear

boundary or a carport constructed on

or within 1m of a side or rear

boundary should not exceed an

average of 3m with no part higher

than 3.6m unless abutting a higher

existing or simultaneously

constructed wall.

Complies

There is a proposed garage wall which will be at an offset

of 150mm from the north boundary. The boundary wall

has a maximum height of 3.3m and average height of

3.15m. Its length is 7.9m. This wall meets the standard.

B19

Daylight to Existing

Windows

Allow adequate daylight into

existing habitable room

windows.

Buildings opposite an existing habitable

room window should provide a light court

of at least 3sqm and a minimum dimension

of 1m clear to the sky (this can include land

on the adjoining lot).

Complies

The proposed development is well set back from

habitable room windows on adjoining properties.

Walls or carports more than 3m in height

opposite should be setback from the

window at least 50% of the height of the

new wall if the wall is within a 55 degree

arc from the centre of the existing window.

The arc may be swung to within 35 degrees

of the plane of the wall containing the

existing window.

Complies

The north garage wall is set back 4.661m from the adjacent

dwelling.

B20

North Facing Windows

Allow adequate solar access

to existing north-facing

habitable room windows.

Buildings should be setback 1m if an

existing north-facing habitable window is

within 3m of the abutting lot boundary.

(Add 0.6m to this setback for every metre

of height over 3.6m and add 1m for every

metre over 6.9m.)

N/A




B21

Overshadowing Open

Space

Ensure buildings do not

significantly overshadow

existing secluded private

open space.

Where sunlight to a private open space of

an existing dwelling is reduced, at least

75%, or 40sqm with min. 3m, whichever is

the lesser area, of the open space should

receive a min. of 5 hours of sunlight

between 9 am and 3pm on 22 Sept.

If the existing sunlight to the private open

space of an existing dwelling is less than

these requirements, the amount of

sunlight should not be reduced further.

Complies :

Overshadowing of surrounding properties will be

negligible due to the generous setback distances of upper

floor walls from boundaries. There is a slight shadowing

along south. But there is no development. Even if there

will be any development in the future, it will be rear of

the lots. See shadow diagrams submitted with the

planning report.

B22

Overlooking

Limit views into existing

secluded private open space

and habitable room

windows.

A habitable room window, balcony,

terrace, deck or patio should be designed

to avoid direct views into the secluded

private open space of an existing dwelling

within 9m (see clause for details) should

have either:

A minimum offset of 1.5m from

the edge of one window to the

other.

Sill heights of at least 1.7m

above floor level.

Fixed obscure glazing in any

part of the window below 1.7m

above floor level.

Permanently fixed external

screens to at least 1.7m above

floor level and be no more than

25 transparent.

Complies :

There will be no overlooking from the upper floor

windows of habitable room windows due to

incorporation of obscure glazing and sill heights of

1700mm where the windows of habitable room face

SPOS or HRWs of adjacent properties.

Overlooking diagram attached with drawings

Obscure glazing below 1.7m above floor

level may be openable if there are no

direct views as specified in this standard.

Screens to obscure view should be:

Perforated panels or trellis with

solid translucent panels or a

maximum 25% openings.

Permanent, fixed and durable.

Blended into the development.

B23

Internal Views

Limit views into existing


and habitable room windows

of dwellings and residential

buildings within the same

development.

Windows and balconies should be

designed to prevent overlooking of more

than 50% of the secluded private open

space of a lower level dwelling or

residential building within the same

development.

Complies

There will be minimal internal overlooking from the

proposed dwelling.

Overlooking diagram attached with drawings

B24

Noise Impacts

Protect residents from

external noise and contain

noise sources in

Noise sources should not be located near

bedrooms of immediately adjacent

existing dwellings.

Complies

Any noise resulting from the development is likely to be

residential in nature and unlikely to cause detriment to

any person.

Noise sensitive rooms and private open

space should consider noise sources on

immediately adjacent properties.




developments that may

affect existing dwellings. Noise levels should be limited in habitable

rooms in dwellings and residential

buildings. Dwellings and residential

buildings should be designed to limit noise

levels in habitable rooms close to busy

roads, railway lines or industry.

On-Site Amenity and Facilities Clause 55.05 Title & Objective Standard Assessment against Standard

B25

Accessibility

Consider people with limited

mobility in the design of

developments.

Dwelling entries of the ground floor of

buildings should be accessible or able to be

easily made accessible to people with

limited mobility.

Complies

The proposed dwelling entries will provide suitable access

for those with limited mobility.

B26

Dwelling Entry

Provide a sense of identity to

each dwelling/residential

building.

Entries are to be visible and easily

identifiable from streets and other public

areas.

The entries should provide shelter, a sense

of personal address and a transitional

space.

Complies

Entry to the proposed dwellings will be easily identified

from the street, and each entry features a covered space

and transitional area.

B27

Daylight to New Windows

Allow adequate daylight into

new habitable room

windows.

Habitable room windows to face:

Outdoor space open to the sky

or light court with minimum

area of 3sqm and a min.

dimension of 1m clear to the sky

or;

Verandah, provided it is open

for at least one third of its

perimeter or;

A carport provided it has two or

more open sides and is open for

at least one third of its

perimeter.

Complies

All windows have access to sufficient natural light.

B28

Private Open Space

Provide reasonable

recreation and service needs

of residents by adequate

private open space

Unless specified in the schedule to the

zone, a dwelling should have private open

space consisting of:

40sqm with one part at the side or

rear of the dwelling/residential

building with a minimum dimension

of 3m, a minimum area of 25sqm and

convenient access from a living room

or;

Balcony - minimum 8sqm, minimum

width 1.6m and accessed from living

room or;

Roof-top – minimum 10sqm,

minimum width 2m and convenient

access from living room.

Complies

The dwellings are provided with areas of secluded private

open space exceeding 40 sqm in area and directly

accessible from living rooms. The proposed dwellings

each include balconies exceeding 8sqm in area directly

accessed from the living room

Their details are as below:

Unit 1:

Alfresco – 23.2sqm

Balcony – 18sqm

Unit 2:

Front balcony – 33.02sqm

Rear balcony – 8.33sqm




B29 Solar Access to Open Space

Allow solar access into the


of new dwellings/buildings.

The private open space should be located

on the north side of the dwelling if

appropriate.

Complies

Upper floor balconies are provided with good solar

access. Rear SPOS areas at ground level are expansive

and will feature good solar access all year.

Southern boundary of open space should

be setback from any wall on the north of

the space at least (2+0.9h) h= height of

wall.

N/A

B30

Storage

Provide adequate storage

facilities for each dwelling.

Each dwelling should have access to a

minimum 6m3 of externally accessible,

secure storage space.

Complies

Adequate external storage space is provided to each

property, located within or near the garages.

Detailed Design Clause 55.06 Title & Objective Standard Assessment against Standard

B31

Design Detail

Encourage design detail that

respects the existing or

preferred neighbourhood

character.

Design of buildings should respect the

existing or preferred neighbourhood

character and address:

Façade articulation & detailing.

Window and door proportions.

Roof form.

Verandahs, eaves and parapets.

Complies

The development utilises forms typical to the local area,

with a variety of materials, responsive to the surrounding

character. This design incorporates common elements of

development in the surrounding area, which is very

diverse, with building functions, forms and styles

included in the immediately surrounding area.

Garages and carports should be visually

compatible with the development and

neighbourhood character.

Complies

The proposed garages will constitute a minor proportion

of the overall facades of the dwellings and will not

dominate the streetscape.

B32

Front Fences

Encourage front fence

design that respects the



The front fence should complement the

design of the dwelling or any front fences

on adjoining properties.

Complies

The proposal does not include front fencing.

A front fence within 3m of the street

should not exceed the maximum height

specified in the schedule to the zone or if

no max. specified, the front fence should

not exceed:

2m if abutting a Road Zone,

Category 1.

1.5m in any other streets.

N/A

B33

Common Property

Ensure car parking, access

areas and other communal

open space is practical,

attractive and easily

maintained.

Avoid future management

difficulties in common

ownership areas.

Should be functional and capable of

efficient management.

Public, communal and private areas should

be clearly delineated.

Common property should be functional

and capable of efficient management.

:

Common property is not required.




B34

Site Services

Ensure site services and

facilities can be installed and

easily maintained and are

accessible, adequate and

attractive.

Dwelling layout and design should provide

for sufficient space and facilities for

services to be installed and maintained.

Bin and recycling enclosures, mailboxes

and other site facilities should be adequate

in size, durable, waterproof and should

blend in with the development.

The site facilities including mailboxes

should be located for convenient access.

Bin and recycling enclosures located for

convenient access.

Mailboxes provided and located for

convenient access as required by Aust.

Post.

Comments:

The layout of the development allows for easy

installation and maintenance of services, direct from San

Remo Parade.

Adequate areas have been provided for dwelling services

such as bin areas and mailboxes.

The location of letter box, bin storage and clotheslines is

mentioned in the attached drawings.

Attachment 3

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:

TOWN PLANNING DRAWINGS

Po Box 84 San Remo VIC [email protected]

20/10/2021 9:52:53 AM

COVER PAGE

A021

TP.000

PROPOSED TWO LOTSUBDIVISION

SB

58 SAN REMO PARADESAN REMO VIC 3925

DEREK, MICHELLE &RHONDA PETERS

UNIT 1 STREET

PERSPECTIVE1

UNIT 2 STREET

PERSPECTIVE2

ISSUE

NO DISCRIPTION DATE

TOWN PLANNING DRAWING LIST

SHEET NUMBER SHEET NAME REVISIONTP.000 COVER PAGE R6TP.010 SITE CONTEXT PLAN R6TP.020 SITE RESPONSE PLAN R6TP.021 SITE ANALYSIS PLAN R6TP.100 U1 GROUND FLOOR PLAN R6TP.101 U1 FIRST FLOOR PLAN R6TP.102 U1 ELEVATIONS R6TP.103 U1 ELEVATIONS R6TP.104 SHED ELEVATIONS R6TP.200 U2 GROUND FLOOR PLAN R6TP.201 U2 FIRST FLOOR PLAN R6TP.202 U2 ELEVATIONS R6TP.203 U2 ELEVATIONS R6TP.300 SHADOW PLANS R6TP.301 OVER LOOKING PLAN R6TP.400 LANDSCAPE CONCEPT PLAN R6

TITL

E BO

UNDA

RY37

.93

m9°

12'

30"

TITLE BOUNDARY 39.63 m99° 11' 00"

TITLE BOUNDARY

46.08 m

247° 01' 00"

TITL

E BO

UNDA

RY13

.01

m18

9° 1

2' 30

"

1009 m²No.58 LOT 115

TITLE BOUNDARY

247° 51'00" 0.74m

EXISTING DWELLING TO BE REMOVED

SAN

REM

O P

ARAD

E

No.51

No.53

No.55

No.57

No.59

No.60

EXISTING SINGLE STOREY

DWELLING 8100 SETBACK


DWELLING

4800 SETBACK

EXISTING TWO STOREY

DWELLING

5300 SETBACK

4300 SETBACK

EXISTING TWO STOREY

DWELLING

8400 SETBACK

4511

5501

EXISTING TWO STOREY

DWELLING

EXISTING GARAGE

TO REMAIN

No.40 LONGFIN CRESCENT

(VACANT LAND)


(VACANT LAND)


(VACANT LAND)


(VACANT LAND)

TREE TO BE REMOVED

TREE TO BE REMOVED

TREE TO BE REMOVED

TREE TO BE REMOVED

TREE TO BE REMOVED

TREE TO BE REMOVED

TREE TO BE REMOVED

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 250

20/10/2021 9:52:54 AM

SITE CONTEXT PLAN

A021

TP.010


SB



1 : 250

SITE CONTEXT PLAN1

ISSUE

NO DISCRIPTION DATE

TITLE BOUNDARY

247° 51'00" 0.74m

SAN

REM

O P

ARAD

E

No.51

No.53

No.55

No.57

No.59

No.60


DWELLING 8100 SETBACK


DWELLING

4800 SETBACK

EXISTING TWO STOREY

DWELLING

5300 SETBACK

4300 SETBACK

EXISTING TWO STOREY

DWELLING

8400 SETBACK

5501

EXISTING TWO STOREY

DWELLING

EXISTING GARAGE

TITLE BOUNDARY

46.06 m

247° 01' 00"

TITL

E BO

UNDA

RY20

.92

m9°

11'

00"

TITL

E BO

UNDA

RY17

.00

m9°

11'

00"

TITLE BOUNDARY40.07 m

270° 35' 12"

TITLE BOUNDARY 39.63 m99° 11' 00"

TITLE BOUNDARY 189° 11'00" 2.00m

TITL

E BO

UNDA

RY

189°

12'3

0" 1

1.01

m

555 m²No.58 (LOT 1)

454 m²No.58 (LOT 2)

UNIT 1 PROPOSED TWO

STOREY DWELLING

UNIT 2 PROPOSED TWO

STOREY DWELLING


(VACANT LAND)


(VACANT LAND)


(VACANT LAND)


(VACANT LAND)

PROPOSED CROSSING

PLUNGE POOL

4000

PROPOSED GARAGE

(NOT BUILT)

6000

6000

1340

150

2200

1440

1300

1117

202

2100

1950

PROPOSED CROSSING

SECLUDED PRIVATE OPEN

SPACE81m2

SECLUDED PRIVATE OPEN

SPACE105m2

5500

1400

6140

4500

LETTER BOX

LETTER BOX

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 250

20/10/2021 9:52:55 AM

SITE RESPONSE PLAN

A021

TP.020


SB



1 : 250

SITE RESPONSE PLAN1

ISSUE

NO DISCRIPTION DATEAREA SCHEDULE SITE ANALYSIS:

TOTAL SITE AREA: 1009m²TOTAL DRIVEWAYS: 72.43m²/ 7.17%TOTAL SPOS: 186m²/ 18.43%TOTAL BUILT ON: 523.00m²/ 51.83%TOTAL IMPERVIOUS: 582.35m²/ 57.72%TOTAL GARDEN AREA: 426.65m²/ 42.28%(PERMEABLE AREA)

GARDEN 221.38m²

GARDEN 205.27

BUILT ON AREA 219m²

BUILT ON AREA 304m²

105m2 S.P.O.S

81m2 S.P.O.S

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 150

20/10/2021 9:52:55 AM

SITE ANALYSIS PLAN

A021

TP.021


SB



ISSUE

NO DISCRIPTION DATE

1 : 150

SITE ANALYSIS PLAN1

AREA SCHEDULE SITE ANALYSIS:

TOTAL SITE AREA: 1009m²TOTAL DRIVEWAYS: 72.43m²/ 7.17%TOTAL SPOS: 186m²/ 18.43%TOTAL BUILT ON: 523.00m²/ 51.83%TOTAL IMPERVIOUS: 582.35m²/ 57.72%TOTAL GARDEN AREA: 426.65m²/ 42.28%(PERMEABLE AREA)

chris

Rectangle

chris

Rectangle

chris

Typewriter

letter box

chris

Arrow

chris

Arrow

chris

Typewriter

letter box

EXISTING GARAGE

150

GARAGE7500 X 6500

BAR

LAUN

DRY

2800

X 2

300

UP

PORCH VOID ABOVE

STORAGE

PLUNGE POOL

6000

FRONT GARDEN LANDSCAPING

1300

SURVERY

SEAT

RUMPUS4200 X 5190

FLYNN'S BED4000 X 3400

TAMIKA'S BED4000 X 3400

ALFRESCO5800 X 4000

ENTRY2200 X 4200

STUDY3500 X 3600

STORE

PD

LAWN

ROBE

BENC

HBIKE RACKS

BENC

H

SEATJOINERY DOOR STORE

WM

DRY

ROBE ROBE

GARDEN

SERVICE AREA

WATER TANK

WATER TANK

QUEEN SIZE QUEEN SIZE

TV JOINERY

BBQ AREA

SEATS SEATSHINGED WINDOW

C

DESK

BATH

1440

1340

UP

RETA

ININ

G W

ALL

RETA

ININ

G W

ALL

7920

BIN STORAGE CLOTHES LINE

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:52:57 AM

U1 GROUND FLOOR PLAN

A021

TP.100


SB



1 : 100

U1 GROUND FLOOR PLAN1

ISSUE

NO DISCRIPTION DATE

AREA SCHEDULE UNIT 1:

PROPOSED SITE: 555m²

GROUND FLOOR: 144.36m² / 15.5 SQFIRST FLOOR: 160.71m² / 17.3 SQGARAGE: 54.00m² / 5.8 SQBALCONY: 19.47m² / 2.1 SQEXISTING GARAGE: 34.04m² / 3.7 SQPOOL: 9.20m² / 1.0 SQ

TOTAL LIVING: 305.07m² / 32.8 SQ

WIN

DOW

SEA

T

BED 14200 X 5100

WIR2000 X 4500

MPR3090 X 3800

KITCHEN2600 X 5000

DINING3500 X 6000

SCULLERY

SURVERY

PANT

RY

BUILT IN JOINERY FIRE

REF

VOID TO BELOW

STORAGE

LIVING4200 X 5450

BALCONY4500 X 4000

DN

2200

4000

EXISTING GARAGE

WIN

DOW

SEA

T

DRAW

ERS

UNDE

R

ENSUITE

WCSEAT

BBQ

2105

BUILT IN JOINERY

DRAW

ERS

UNDE

R

C

SH

2141

5100

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:52:58 AM

U1 FIRST FLOOR PLAN

A021

TP.101


SB



1 : 100

U1 FIRST FLOOR PLAN1

ISSUE

NO DISCRIPTION DATE


PROPOSED SITE: 555m²

GROUND FLOOR: 144.36m² / 15.5 SQFIRST FLOOR: 160.71m² / 17.3 SQGARAGE: 54.00m² / 5.8 SQBALCONY: 19.47m² / 2.1 SQEXISTING GARAGE: 34.04m² / 3.7 SQPOOL: 9.20m² / 1.0 SQ


7M HEIGHT LINE

2700

2700

TITL

E BO

UNDA

RY

4

6

2

1

FFL:20.00

6480

700

3400

NATURAL SURFACE LEVEL

7M HEIGHT LINE

2700

2850

GAR

AGE

GARAGE WALL ON BOUNDARY

2

6

4

1

6900

3150

3075

3340


1800

1100

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:52:59 AM

U1 ELEVATIONS

A021

TP.102


SB



1 : 100

U1 EAST ELEVATION1

1 : 100

U1 NORTH ELEVATION2

ISSUE

NO DISCRIPTION DATE

MATERIAL SCHEDULE

1. BRICKWORK RECYCLED RED BRICK

5. BLACKBUTT TIMBER CLADDING

4. LUXE-WALL BONDOR INSULATED WALL PANELS COLOUR: WHITE

6. COLORBOND METAL CLADDING STANDING SEAM PROFILE (OR SIMILAR) COLOUR: COLORBOND "MONUMENT"

2. ALUMINIUM WINDOW AND DOOR FRAMES COLOUR: COLORBOND BLACK "NIGHT SKY"

3. ROOFING, GUTTERS, DOWNPIPES, CAPPING COLOUR: COLORBOND "MONUMENT"

REGULATION 79 SETBACK LINE

2850

GAR

AGE

2700

2700

7M HEIGHT LINE

TITL

E BO

UNDA

RY

FFL:19.85FFL:20.00

6870

4

2

6

1

5

3320


7M HEIGHT LINE

2700

2700

6730

6

2

4

1

FFL:20.00

1700

1700

6430 57

00


TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:53:00 AM

U1 ELEVATIONS

A021

TP.103


SB



1 : 100

U1 WEST ELEVATION1

1 : 100

U1 SOUTH ELEVATION2

ISSUE

NO DISCRIPTION DATE

MATERIAL SCHEDULE

1. BRICKWORK RECYCLED RED BRICK

5. BLACKBUTT TIMBER CLADDING

4. LUXE-WALL BONDOR INSULATED WALL PANELS COLOUR: WHITE

6. COLORBOND METAL CLADDING STANDING SEAM PROFILE (OR SIMILAR) COLOUR: COLORBOND "MONUMENT"

2. ALUMINIUM WINDOW AND DOOR FRAMES COLOUR: COLORBOND BLACK "NIGHT SKY"

3. ROOFING, GUTTERS, DOWNPIPES, CAPPING COLOUR: COLORBOND "MONUMENT"

SHED

EXIS

TING

EXISTING SHED CLADDING TO BE PAINTED MONUMENT COLOUR

EXISTING FASCIA TO BE PAINTED NIGHT SKY COLOUR

SHED

EXIS

TING

SHED

EXIS

TING

PROPOSED WINDOW FRAME 'NIGHT SKY'BLACK COLOUR

SHED

EXIS

TING

FFL:20.95

EXISTING GARAGE DOOR PAINTED MONUMENT COLOUR

BLACKBUTT TIMBER CLADDING

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:53:01 AM

SHED ELEVATIONS

A021

TP.104


SB



ISSUE

NO DISCRIPTION DATE

1 : 100

SHED EAST ELEVATION1

1 : 100

SHED NORTH ELEVATION2

1 : 100

SHED SOUTH ELEVATION4

1 : 100

SHED WEST ELEVATION3

1950

UP

UP

BED 23300 X 3450

RUMPUS4770 X 3800

BATH2940 X 2500

4500

1117

DOUBLE GARAGE6000 X 6000

SINGLE GARAGE3000 X 6000

LIFT

186

KITCHENETTE

SEAT STORAGE

BED 33300 X 3450

ROBEROBE

STORAGE

LDRY

ENTRY

STORE UNDER

TV UNIT

DRW

M

WC

OPEN LIFT

STORE

BIN STORAGE

CLOTHES LINE

6m3 STORAGE

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:53:02 AM

U2 GROUND FLOOR PLAN

A021

TP.200


SB



1 : 100

U2 GROUND FLOOR PLAN1


SITE: 454m²

GROUND FLOOR: 114.49m² / 12.3 SQFIRST FLOOR: 136.10m² / 14.7 SQGARAGES: 60.43m² / 6.5 SQFRONT BALCONY: 33.01m² / 3.6 SQREAR BALCONY: 8.33m² / 0.9 SQ


ISSUE

NO DISCRIPTION DATE

2100

2100

PANTRY

KITCHEN

DINING

DN

DN

BALCONY

DEN - LIBRARY

BED 14800 X 4770LIFT

ENS

LIVING

FIRE

BALCONY

600 EAVE

ISLAND ON

WHEELS

WIR

WM

REF

SEAT

1700mm HIGH PRIVACY SCREEN

HALLLINEN

OPEN LIFT

4500

1200

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:53:02 AM

U2 FIRST FLOOR PLAN

A021

TP.201


SB



1 : 100

U2 FIRST FLOOR PLAN1


SITE: 454m²

GROUND FLOOR: 114.49m² / 12.3 SQFIRST FLOOR: 136.10m² / 14.7 SQGARAGES: 60.43m² / 6.5 SQFRONT BALCONY: 33.01m² / 3.6 SQREAR BALCONY: 8.33m² / 0.9 SQ


ISSUE

NO DISCRIPTION DATE

2700

2550

TITL

E BO

UNDA

RY

TITL

E BO

UNDA

RY

7M HEIGHT LINE

2

3

1

2700

2550

7M HEIGHT LINE

2700

2910

GAR

AGE

2

3

1

645071

50

1800

1800


TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:53:03 AM

U2 ELEVATIONS

A021

TP.202


SB



1 : 100

U2 EAST ELEVATION1

1 : 100

U2 NORTH ELEVATION2

ISSUE

NO DISCRIPTION DATE

MATERIAL SCHEDULE

ROOFING, FASCIA AND GUTTER COLOUR: COLORBOND SHALE GREY

1. SPLIT FACE BRICKWORK COLOUR: DARK GREY

2. ALUMINIUM WINDOW AND DOOR FRAMES COLOUR: COLORBOND SHALE GREY

3. HORIZONTAL WEATHERBOARDS COLOUR: WHITE

2700

2550

7M HEIGHT LINE

FFL:20.14FFL:20.5029

10 G

ARAG

E

6475 3

2

1

GARAGE DOORS COLOUR: 'SURF MIST'

6450 72

00

2700

2550

7M HEIGHT LINE

2910

GAR

AGE

3

2

1

6124

6700

5700

4770


TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 100

20/10/2021 9:53:04 AM

U2 ELEVATIONS

A021

TP.203


SB



1 : 100

U2 WEST ELEVATION1

1 : 100

U2 SOUTH ELEVATION2

ISSUE

NO DISCRIPTION DATE

MATERIAL SCHEDULE

ROOFING, FASCIA AND GUTTER COLOUR: COLORBOND SHALE GREY

1. SPLIT FACE BRICKWORK COLOUR: DARK GREY

2. ALUMINIUM WINDOW AND DOOR FRAMES COLOUR: COLORBOND SHALE GREY

3. HORIZONTAL WEATHERBOARDS COLOUR: WHITE

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 450

20/10/2021 9:53:05 AM

SHADOW PLANS

A021

TP.300


SB



ISSUE

NO DISCRIPTION DATE

1 : 450

SHADOW PLAN 9AM1

1 : 450

SHADOW PLAN 12PM2

1 : 450

SHADOW PLAN 3PM3

SAN

REM

O P

ARAD

E

No.51

No.53

No.55

No.57

No.59

No.60


DWELLING


DWELLING

EXISTING TWO STOREY

DWELLING

EXISTING TWO STOREY

DWELLING

EXISTING TWO STOREY

DWELLING

EXISTING GARAGE


(VACANT LAND)


(VACANT LAND)


(VACANT LAND)


(VACANT LAND)

PROPOSED GARAGE

(NOT BUILT)

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 250

20/10/2021 9:53:06 AM

OVER LOOKING PLAN

A021

TP.301


SB



ISSUE

NO DISCRIPTION DATE

1 : 250

OVER LOOKING PLAN1

EXPOSED AGGREGATE CONCRETE DRIVEWAY

EXPOSED AGGREGATE CONCRETE DRIVEWAY

OFFSET CONCRETE PAVERS WITHCRUSHED ROCK UNDER

CRUSHED ROCK TO SERVICE AREA

CRUSHED ROCK TO SERVICE AREA

ALL PLANTING TO BE IN ACCORDANCE WITH THE INDIGENOUS PLANTS OF BASS COAST SHIRE

ALL PLANTING TO BE IN ACCORDANCE WITH THE INDIGENOUS PLANTS OF BASS COAST SHIRE

INDIGENOUS PLANTS WITH MULCHINFORMAL GARDENS

TITLE:

SCALE:

PROJECT No:

DRAWING No:

DATE:

PROJECT:

DRAWN:

A3SHEET SIZE:

ADDRESS:

CLIENT:



1 : 150

20/10/2021 9:53:07 AM

LANDSCAPE CONCEPTPLAN

A021

TP.400


SB



ISSUE

NO DISCRIPTION DATE

1 : 150

LANDSCAPE1

CONCEPT PLAN

Attachment 4

Jardine Johnstone Pty Ltd

[email protected]

+61-0400426415

Site and Neighbourhood Analysis - 58 SAN REMO PARADE SAN REMO - Site Analysis

19 Oct 2021

Date

Date 13 Oct 2021

Site Address

Select Location 58 San Remo Parade San Remo 3925 Victoria Australia

Site details

Site area (m2) 1009

Street frontage (m) 37.93m

Topography of site Land falls slightly from east to west

Existing development single dwelling

Existing building scale single-storey

External wall materials Weatherboard

Roof form and materials Low pitch steel with central ridge

Front setback distance 10.57m approx

Front fence material and height None

Side and rear fences High timber paling to east and south, mixed materials to north, no front fence

Vegetation cover Modest ornamental garden

Notes Large site with generous street frontage

Photos of site

Site and Neighbourhood Analysis - 58 SAN REMO PARADE SAN REMO - Site Analysis Page 1

Submitted by: Chris Johnstone @ 16:06:18 19 Oct 2021 Coords: Lat: , Lng: Submission ID: 7635285Environment friendly, paperless solution by www.formitize.com

Version: 8

www.formitize.com



Version: 8

www.formitize.com

Adjoining property to left

Current development single dwelling

Existing building scale two-storey

External walls materials Brick

Roof form and material Steel roof with central ridge

Front setback (approx) 5.4m to upper floor balcony

Front fence material and height None

Vegetation Mature ornamental garden

Notes Prominent street presence

Photos



Version: 8

www.formitize.com

Adjoining property to right

Current development two dwellings

Existing building scale two-storey

External walls materials Lightweight cladding

Roof form and material Low pitch steel

Front setback (approx) N/A

Front fence material and height N/A

Vegetation None

Notes Rear of adjacent sites abut subject site

Photos



Version: 8

www.formitize.com

Properties opposite the site

Development types single dwellings

Building scales single-storey

two-storey

External walls materials Various including brick and weatherboard,

Roof forms and materials Low pitch steel roofs

Front setbacks (approx) 4.3m - 8.1m

Front fence materials and heights Various incl no fence, low timber picket, and high brush fences

Vegetation Modest vegetation in private properties and road reserve

Photos opposite subject site



Version: 8

www.formitize.com

Neighbourhood Analysis

Land use types Residential

Built form pattern single-storey

two-storey

Lot sizes Small lots <200sqm to E and NE. Typical residential lot sizes to N, S and W.

Architectural styles Various. Older dwellings modest scale and lightweight cladding or brick. More recent dwellings larger with greater range of materials

Front setbacks Generally 4-8m

Separation of buildings Generally separated

Site coverage Generous garden areas

Car parking locations. In garages and carports and to side setbacks

Roof forms and materials Predominantly steel of mostly low to moderate pitch

Front fence heights Various including no fence, low timber fences and higher fences of various materials

Garden and vegetation types/styles Modest and mostly ornamental with areas of lawn

Street trees Modest and well separated

Photos of neighbourhood features



Version: 8

www.formitize.com



Version: 8

www.formitize.com

Attachment 5

58 SAN REMO PARADE, SAN REMO

48 McBRIDE AVENUE, WONTHAGGI

P 03 5672 5777 E [email protected]

BROSNAN ENGINEERING SOLUTIONS PTY LTD

STORMWATER DETENTION DESIGN

PO BOX 865 WONTHAGGI VIC 3995

Stormwater Detention Design: 58 San Remo Parade, San Remo

2 of 5

1. AIM:

3. REFERENCES:

(a) Calculate the existing stormwater discharge (QPSD) based on 37 l/s/Ha discharge from the

developed site for a 1 in 5 year storm event.(b) Store the difference between the existing stormwater discharge (Q PSD) rate and the

discharge from the developed site in a 1 in 5 year storm event.

Qpsd = = l/s

Adopt 5000lt tank with 2500lt for storage and 2500lt for re-use .

75 0.90 67.7

Landscape Area 456 159.4

Consideration Area (A, m2) Coefficient (C) CA

0.35

ΣA 531 ΣCA 227.1

Driveway / Hardstand Areas

37 x 1010

479 ΣCA

CA

5.000

3.736

10000

Average Recurrence Interval (ARI)

7. DEVELOPED SITE CONDITIONS - CONTROLLED BY PITS/PIPE

Bass Coast Shire Council had advised that the stormwater from the development site is to be limited to

37 litres/second/hectare.

479

272

ΣA

6. DEVELOPED SITE CONDITIONS - CONTROLLED BY TANK

Consideration

Proposed Roof Area (Lot 2) 207 1.00 207

Maximum Storage Capacity Required (m3)

Time of Concentration

1.00 272

5 years

479

2 mins

Ref: 21038 Page:

8. DETENTION SYSTEM CAPACITY - TANK STORAGE

Proposed Roof Area (Lot 1)

- Australian Rainfall & Runoff Volume 2, Institute of Engineers, Australia.

Area (A, m2) Coefficient (C)

To prepare a civil engineering design plan using Bass Coast Shire Council Drainage Construction

Guidelines for the construction of an on site detention system.

2. OBJECTIVE:

To design a stormwater detention system in order to satisfy the condition of a Planning Permit to be

issued by Bass Coast Shire Council.

Maximum Storage Capacity Required (m3) per Dwelling 2.500

- Feature survey of the existing site conditions undertaken by Nilsson, Noel & Holmes Surveyors

5. PRE DEVELOPED DESIGN FLOW (QPSD)

- Bass Coast Shire Council Drainage Construction Guidelines.

4. DESIGN METHODOLGY

Permissible Site Discharge (Qpsd) l/s 1.809

Effective Area (ΣCA)


Ref: 21038 3 of 5

Adopt 19.8m of 225mm diameter pipe (0.78m³) plus allowable pit volumes (0.49m³) .

12. ATTACHMENTS

- Spreadsheet model of detention capacity requirement

13. GENERAL ADVICE TO OWNERS

MATT BROSNAN

13 SEPTEMBER 2020

Actual Site Discharge per Control Pit (l/s) 1.836

227.1

Time of Concentration 5 mins

Average Recurrence Interval (ARI) 5 years

Maximum Storage Capacity Required (m3) 0.970

Bernoulli's Equation (Vout = 2gh ), h = 0.629m

1.927

Coefficient of Discharge 0.65

Orifice Diameter (mm), adopt min. 50mm Orifice Diameter 32

11. DETENTION SYSTEM DISCHARGE - DISCHARGE CONTROL PIT

Allowable Site Discharge per Control Pit (Qpsd, l/s) 1.927

Outlet Velocity (m/s) 3.513

Actual Site Discharge per Tank (l/s) 0.844

10. DETENTION SYSTEM DISCHARGE - TANK

Outlet Velocity (m/s)

Orifice Diameter (mm), adopt min. 25mm Orifice Diameter 20

Page:

4.132

Coefficient of Discharge 0.65

Effective Area (ΣCA)

9. DETENTION SYSTEM CAPACITY - PIT/PIPE STORAGE

Permissible Site Discharge (Qpsd) l/s

Bernoulli's Equation (Vout = 2gh ), h = 0.87m

0.904Allowable Site Discharge per Tank (Qpsd, l/s)

Brosnan Engineering Solutions P/L has undertaken the design of the stormwater detention system to

meet the requirements of the planning permit. A restriction of the stormwater flows from the site has

been achieved through the installation of small orifices. Future owners of allotments that contain the

detention system should be made aware that regular maintenance will be required in order to ensure

that the objective of the system is achieved.

- Engineering Design Plan prepared by Brosnan Engineering Solutions P/L


Ref: 21038 Page: 4 of 5

TANK STORAGE

Effective Area 0.05 Ha 479 sq m

Time of Conc. 2 min

Outflow 0.0018085 cu.m/s 1.809 l/s

Return Period 5

SAN REMO

a b c d e f g

0.8038762 0.9207761 -0.1630440 0.0362303 -0.0065035 0.0006505 -0.0000254

Time I Q a b c Storage

dev

Min mm/hr cu.m/s min min min cu.m

25.00 38.88 0.01 0.70 1.30 23 4.907

26.00 38.02 0.01 0.72 1.28 24 4.931

27.00 37.20 0.00 0.73 1.27 25 4.950

28.00 36.42 0.00 0.75 1.25 26 4.966

29.00 35.68 0.00 0.76 1.24 27 4.979

30.00 34.98 0.00 0.78 1.22 28 4.989

31.00 34.31 0.00 0.79 1.21 29 4.995

32.00 33.67 0.00 0.81 1.19 30 4.999

33.00 33.06 0.00 0.82 1.18 31 5.000

34.00 32.47 0.00 0.84 1.16 32 4.999

35.00 31.91 0.00 0.85 1.15 33 4.995

36.00 31.38 0.00 0.87 1.13 34 4.988

37.00 30.86 0.00 0.88 1.12 35 4.980

38.00 30.37 0.00 0.90 1.10 36 4.969

39.00 29.89 0.00 0.91 1.09 37 4.957

40.00 29.43 0.00 0.92 1.08 38 4.942

41.00 28.99 0.00 0.94 1.06 39 4.926

Max 5.000

4.860

4.880

4.900

4.920

4.940

4.960

4.980

5.000

5.020

25

37

Sto

rag

e V

olu

me

( c

ub

ic m

etr

es

)

Storm Duration Minutes


Ref: 21038 Page: 5 of 5

UNDERGROUND STORAGE

Effective Area 0.02 Ha 227.1 sq m

Time of Conc. 5 min

Outflow 0.001927498 cu.m/s 1.927 l/s

Return Period 5

SAN REMO

a b c d e f g

0.8038762 0.9207761 -0.1630440 0.0362303 -0.0065035 0.0006505 -0.0000254

Time I Q a b c Storage

dev

Min mm/hr cu.m/s min min min cu.m

5.00 86.69 0.01 1.76 3.24 0 0.688

6.00 80.27 0.01 1.90 3.10 1 0.771

7.00 74.98 0.00 2.04 2.96 2 0.834

8.00 70.52 0.00 2.17 2.83 3 0.882

9.00 66.70 0.00 2.29 2.71 4 0.918

10.00 63.38 0.00 2.41 2.59 5 0.943

11.00 60.46 0.00 2.53 2.47 6 0.959

12.00 57.87 0.00 2.64 2.36 7 0.968

13.00 55.55 0.00 2.75 2.25 8 0.970

14.00 53.45 0.00 2.86 2.14 9 0.965

15.00 51.55 0.00 2.96 2.04 10 0.956

16.00 49.81 0.00 3.07 1.93 11 0.942

17.00 48.21 0.00 3.17 1.83 12 0.924

18.00 46.74 0.00 3.27 1.73 13 0.902

19.00 45.37 0.00 3.37 1.63 14 0.877

20.00 44.10 0.00 3.46 1.54 15 0.848

21.00 42.92 0.00 3.56 1.44 16 0.816

Max 0.970

0.000

0.200

0.400

0.600

0.800

1.000

1.200

5

17

Sto

rag

e V

olu

me

( c

ub

ic m

etr

es

)

Storm Duration Minutes

application for: construction of two dwellings and two lot

Documents