3.4 PROPOSED DEMOLITION OF EXISTING DWELLING AND ...

Ordinary Meeting of Council 1 October 2014

3.4 PROPOSED DEMOLITION OF EXISTING DWELLING AND CONSTRUCTION OF NEW SINGLE HOUSE - LOT 7 (NO.18) MARKET STREET, GUILDFORD (DA439/14) Ward: (Midland/Guildford Ward) (Statutory Planning)

Disclosure of Interest: Nil

Authorised Officer: (Executive Manager Planning)

KEY ISSUES

• The application seeks planning approval to demolish the existing 1970’s dwelling and replace this with a new double storey house at No.18 Market Street, Guildford.

• The application was referred to the City’s Heritage advisor for comment. Initial comments on the plan advised that the proposal was not supported and recommended modifications.

• Following a meeting on site with the applicant, landowners and Heritage Advisor agreement was reached on various aspects that would require modification. The applicant has since modified the plans to address the City’s concerns.

• The application was advertised to surrounding landowners and local community groups for 14 days. At the close of advertising there were eight submissions, six non-objections and two objections.

• One submission raised issues that have since been addressed and are no longer applicable. The second submission was received from the Guildford Association which raised concerns with a number of elements relating to the Design Guidelines applicable to the Guildford Conservation Precinct.

• The amended plans were provided to the Guildford Association for further comment. The Association raised concern with the colours proposed and do not consider the development to comply with Part 5.4 of Pol-C-106 Guildford Conservation Precinct.

• The modified plans have been accepted by the City’s Heritage Architect. Whilst it is noted that the colours may not match the predominant colours in the surrounding area there are examples of darker toned dwellings in Guildford. Another concern raised related to the presence of Dormer windows; a site inspection of Market Street, Stephen Street and Swan Street West revealed there are several examples of dwellings with Dormer windows and the proposal will not be out of character.

It is recommended that the Council resolve to support the proposed demolition and construction of the new double storey house at Lot 7 (No.18) Market Street, Guildford.


AUTHORITY/DISCRETION

The Council may approve (with or without conditions) or refuse to approve the application. If the applicant is aggrieved with the decision of the Council a right of appeal may exist in accordance with Part 3 of the State Administrative Tribunal Act 2004 and Part 5 of the Planning and Development Act 2005.

BACKGROUND

Applicant: Oswald Homes Owner: Gwilym Investments Pty Ltd

Directors: Alan and Carolyn Rose Zoning: LPS17 - Residential R5 MRS - Urban Strategy/Policy: Pol-C-106 Guildford Conservation Precinct Development Scheme: LPS 17 Existing Land Use: Single House Lot Size: 1067m² Use Class: “Single House” - “P”

DETAILS OF THE PROPOSAL

The application proposes the demolition of the existing 1970’s dwelling and the construction of a two storey house with upper storey within the roof space and Dormer windows facing the street. The garage will be located on the side of the dwelling and accessed from the adjoining right of way.

DESCRIPTION OF SITE

The lot is located on the eastern side of Market Street, on the corner of Market Street and a right of way which provides rear access to several lots facing Market Street and Stephen Street.

The lot is triangular in shape and has a wide frontage to Market Street with the side and rear facing a right of way. The lot is currently occupied by a 1970’s dwelling in a dilapidated state and is overgrown with a number of trees and shrubs on the site.

SITE HISTORY/PREVIOUS APPROVALS

Nil


APPLICANT'S SUBMISSION

The upper floor has been concealed within the roof space as per 5.1.2 Acceptable Development Provisions (Scale or Size) and the dormer windows have reduced the impact of the roof as such. The requirement for a 3.0m minimum pitching point has allowed the upper floor to be concealed within the roof and as such, the proposed design appears to be a single storey residence as per the guidelines. Due to the unique geometry of the site and the expansive street boundary, we have broken up elements of the front façade to reduce the visual impact of the property in various ways. We have maintained the symmetry of the Den and guest room with feature gables and divided them via the front verandah and porch which is in keeping with the area. Vertical emphasis has been given to all window and door openings as per 5.2.2 Acceptable Development provisions (Form) whilst the dormer windows to the roof space add to the vertical nature of the design. Guideline 5.3 Siting states that the home is to be positioned so as to maintain the predominant street setback. Having conducted a site visit and measured the properties along Market Street we have calculated the predominant street setback to be 6.Sm which we have sited the home at. Due to the orientation of north to the rear and the tapered nature of the block, we have also designed the home to maximise access to northern light at the rear of the property. Guideline 5.3.2 (d) Vehicular Access and Parking requires the garage to the home to be positioned behind the front building line of the house as well as access a side or rear access when available. As previously mentioned, the tapered nature of the site has required innovative thinking in the positioning of the garage. As per the guidelines we have positioned the home behind the front setback line and orientated garage to best access the right of way. This concept has allowed the garage to maintain the aesthetic of the residence from the street as unobtrusively as possible as the garage door has been concealed to the side of the home. In addition to the original comments on the application the applicant has provided further comments on aspects requested for amendment by the City’s Heritage advisor.

1) Roof tiles: Monier Roof tile Soho Night will probably not be supported and an alternative specification should be provided (Marseilles profile red/ orange clay tiles recommended).

Re-selected "Shale Grey" colorbond roof cover in lieu of the Monier roof tile. 2) Boral cultured stone cladding will probably not be supported and an alternative

should be specified (red face brick recommended) The Boral cultured stone has been removed and we shall be providing a rendered paint finish in lieu. 3 Possible review of render colour to suit overall colour scheme. We have reviewed the proposed colour scheme and as well as the changes mentioned above, we have re-selected the main render colour to be Dulux "Winnow" to the house with Dulux "Vivid White" to be the contrasting colour to the window frames, corbels and verandahs. Please refer to the attached colour schedule.


4) Horizontal window bars should be reconsidered and omitted if possible. We have carefully considered the proposed elevation and decided to maintain the glazing bars to the home due to the expansive frontage of the property in an effort to better articulate and detail the general facade of the home. The windows meet the Local Planning Policy in terms of their vertical proportions and we believe that the colonial glazing bars add to the character of the home. Glazing bars were installed on the existing residence and are also featured on several homes in the area. 5) Revised fencing proposal with maximum height of fencing to be 1.2m between

1.5m maximum height piers. Amended fencing to reflect fencing height of 1.2m and piers at 1.5m

PUBLIC CONSULTATION

The application was advertised to surrounding landowners and local community groups, and a sign was placed on site for 14 days. At the close of advertising there were two submissions of objection.

One submission was from an adjoining landowner whose concerns have been addressed below:

Concern Response

What is the need for Garage to face ROW too many cars accessing laneway

The lot is entitled to access from the ROW as shown on their deposited plan. The City policy outlines a preference towards garages to be located on ROW or secondary streets so as not to dominate frontage.

Considers the dwelling too large for the block dominates frontage;

The dwelling does not exceed the plot ratio prescribed for the lot; 50% open space is required, development proposes 70%.

Concerned about the loss of trees Condition of approval will require the applicant to submit landscaping plan to confirm plant species and protect any natives within the lot.

Concerned about the height of the fence which was shown at 1.8m

Applicant has amended the plan in response to heritage advice and reduced pier height to 1.5m with slats at 1.2m consistent with policy.

The second submission received was from the Guildford Association, which has been addressed in the Details section of the report.


CONSULTATION WITH OTHER AGENCIES AND/OR CONSULTANTS

Heritage Consultant

The plans when initially submitted to the Heritage Consultant were not supported with a number of modifications requested. The amended plans were forwarded to the City’s Heritage Consultant for consideration with the following comments received:

The proposed boundary wall with panels at 1.2m and piers at 1.5m complies with the requirements of the local planning policy and is recommended for support.

The following elements have been assessed as complying with the requirements of the local planning policy:

• The form of the proposed development with a steeply pitched roof accommodating the upper storey, comprising two bedrooms and a bathroom, within the roof space.

• The dwelling addresses the street with access to the garage from the right of way located on the eastern side of the approximately triangular lot. The garage has been set back from the front of the dwelling.

• The roof pitch at 30° and the plate height of external walls at 3.040m.

• The overall design of the dwelling with a front porch supported on masonry columns, pitched roofs and rendered walls with a dado moulding.

• Timber framed windows with vertical format.

• The colours and finishes proposed comply with the requirements of the local planning policy.

Recommendation

Demolition of the existing dwelling at 18 Market Street can be supported from a heritage perspective subject to the submission of an archival photographic record that clearly shows the interior and the exterior of the existing dwelling. This should be accompanied by a site plan that shows the location points from which photographs were taken.

The proposed development is supported from a heritage perspective subject to:

• A landscape plan is required to be submitted to the satisfaction of the City of Swan.

DETAILS

Pol-C-106 Guildford Conservation Precinct

The application proposes the construction of a new single house. The initial plans were assessed and it was recommended by the assessing officer to the heritage consultant that the colours and materials chosen were not consistent with the guidelines but expert advice was sought. Following a meeting on site with the designer, City’s Heritage Consultant and City staff it was concluded that the initial plans lodged were not acceptable.


The City’s Heritage Consultant raised concern with a number of items proposed in the initial design. These are outlined below along with the action taken by the applicant to address the concerns raised.

Concern Response

Roof tiles: Monier Roof tile Soho Night will probably not be supported and an alternative specification should be provided (Marseilles profile red/ orange clay tiles recommended)

Reselected roof material now proposed ‘Shale Grey ‘ Colorbond

Boral cultured stone cladding will probably not be supported and an alternative should be specified (red face brick recommended)

Boral stone cladding removed and rendered paint finish will be used

Possible review of render colour to suit overall colour scheme

Reselected main render colour to be Dulux ‘Winnow’ to the house and Dulux ‘Vivid White’ as contrasting colour to match other elements amended above.

Horizontal window bars should be reconsidered and omitted if possible

Applicant has retained windows with the horizontal bars. Noting that the windows are still vertical in alignment and glazing bars have been noted on other properties in the area;

Confirm that the setback of the proposed dwelling is approximately in line with adjacent dwellings on the north-eastern side of Market Street

Completed inspection of the street and confirmed predominant setback to be 6.5m, provided plan for the street which confirms this;

Confirm species of trees to be removed and those to be retained

Condition of approval will require the preparation of a landscaping plan to be lodged before the building permit

Provide a landscape plan for the front setback to include paving type and colour and planting

Revised fencing proposal with maximum height of fencing to be 1.2m between 1.5m maximum height piers/

Revised fence with pier height at 1.5m and infill at 1.2m

At the time of the lodgement, the plans were referred to the Guildford Association. The Association raised objections to the introduction of elements which are not prevalent in Guildford, such as Dormer windows, stone cladding and render colour which should be light with contrasting red/orange brick work all of which were considered inconsistent with the Guildford Design Guidelines.


Dwelling Colour

Since the initial design and assessment, the applicant has reviewed the plans to remove the stone cladding and revised the render colour and roof material to match existing roof patterns within the area.

The walls of the dwelling are proposed to be rendered with ‘Dulux Winnow’ a light stone grey colour to be matched with ‘vivid white’ on the windows and door frames and ‘shale grey’ for the gutters. The combination of proposed colours is softer than those originally proposed and more consistent with dwellings in the surrounding area. In accordance with 'Colour Schemes for Old Australian Houses' as referenced in the Guildford Policy, lighter colours highlighted by grey or zincalume roofs are characteristic of earlier development as noted by a number of houses in the surrounding area. As such it is considered that the proposed colours are consistent with the Acceptable Development Provisions of Part 5.4.2.

Dormer Windows

The applicant has retained the dormer windows in the roof space of the second storey. The Association contends that dormer windows are not characteristic of the area. City staff undertook a site inspection of the Guildford area which included this area of Market Street and Stephen Street which runs parallel to the east of Market Street. It was noticed that there were some dwellings particularly those that had completed additions that had included dormer windows to second storey additions. An inspection of Swan Street West which contains a number of character homes also identified several dwellings with the inclusion of dormer windows, most commonly in second storey additions. Most obviously it appeared that dormer windows were used to break up the roof line and provide another source of light in the roof pitch.

The City’s Guidelines emphasise the need for new dwellings not to mimic the character of existing dwellings, specifically Clause 6.1.7 "New Buildings shall not try to look like heritage buildings." The Policy outlines a need to distinguish between heritage buildings and new buildings to ensure that heritage value is not diminished by replication. The marked distinction method involves using contemporary design and respecting the surrounding original building qualities, proportions, scale and the like. In this instance the proposed dwelling complies with the wall height, roof pitch, vertical emphasis of windows and the garage, located on the laneway, ensures it does not dominate the frontage. The colours and inclusion of the dormer windows are considered to break up the extensive roof area, introducing a contemporary design whilst maintaining the key elements of the heritage precinct. Accordingly this feature is supported.

OPTIONS AND IMPLICATIONS

Option 1: Council may resolve to approve the proposed demolition and construction of a new dwelling at Lot 7 (No.18) Market St, Guildford without modifications.

Implications: The proposal is considered consistent with Council’s Pol-C-106 Guildford Conservation Precinct and will blend with the existing streetscape.

This is the recommended option.


Option 2: Council may resolve to refuse the proposed demolition and construction of a new dwelling at Lot 7 (No.18) Market Street, Guildford on the basis that inclusion of dormer windows in the new dwelling are considered inconsistent with the particular heritage character and amenity of the Guildford locality.

Implications: In refusing the development the applicant will have a right of appeal to the State Administrative Tribunal.

This is not the recommended option.

CONCLUSION

The application proposes to demolish the existing 1970’s dwelling and replace it with a double storey house.

The proposal has been assessed by the City’s Heritage Advisor and after modifications is now considered consistent with the City’s Design Guidelines for the Guildford heritage precinct. The inclusion of dormer windows, as a contemporary design addition, is considered to be in keeping with the intentions of the policy and in any event is not a feature out of place, noting instances of other dwellings nearby in the locality with such windows.

Accordingly approval is recommended.

ATTACHMENTS

Attachment 1 – Locality Plan

Attachment 2 – Site Plan

Attachment 3 – Elevations

Attachment 4 – colour schedule

STRATEGIC IMPLICATIONS

Nil

STATUTORY IMPLICATIONS

Local Planning Scheme No.17

Pol-C-106 - Guildford Conservation Precinct.

FINANCIAL IMPLICATIONS

Nil


VOTING REQUIREMENTS

Simple majority

RECOMMENDATION

That the Council resolve to:

1) Approve the proposed demolition and construction of a new single house at Lot 7 (No.18) Market Street, Guildford subject to the following:

1. This approval is for “Single House” as defined in the City’s Local Planning Scheme No.17 and the subject land may not be used for any other use without the prior approval of the City.

2. The applicant/owner is to complete an archival record of the existing dwelling prior to obtaining a demolition permit that clearly shows the interior and the exterior of the existing dwelling, to be accompanied by a site plan that shows the location points from which the photographs were taken.

3. All stormwater produced from this property including subsoil drainage is to be collected and disposed into the City’s drainage system in accordance with the City’s requirements. Invert level at point of connection is 7.22 (A.H.D.)

4. The drainage system of the site must be designed for a 1 hour 1 year in 5 storm (minimum). An overland flow path must be provided for potential internal system failure.

5. Earthworks over the site and batters must be stabilised to prevent sand blowing, and appropriate measures must be implemented within the time and in the manner directed by the City in the event that sand is blown or drifts from the site.

6. Earthworks, footings and/or structures are not to extend over any lot boundaries.

7. Prior to the lodgement of a building permit application, a landscape plan must be submitted to the City of Swan for approval. For the purpose of these conditions a detailed landscape plan shall be drawn to a scale of 1:100. Guidelines are available from the City of Swan or from the City's website www.swan.wa.gov.au

8. Any additional development, which is not in accordance with the application (the subject of this approval) or any condition of approval, will require further approval of the City.

ADVICE NOTES: Standard advice notes apply.

2) The applicant/owner to be advised of the resolution of Council and relevant advice notes pertaining to the approval.

3) Notify all parties that made a submission of Council’s decision.

CARRIED


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