3d Visual Analysis - City of Bunbury and Building...asdasd NOTE: The information provided is...
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B B C C A A OCEAN DRIVE OCEAN DRIVE SCOTT STREET SCOTT STREET HAIG CRESCENT UPPER ESPLANADE UPPER ESPLANADE ACACIA STREET PICKERSGIL STREET SHERRY BALDOCK STREET View Corridor School Oval Lot 66 Lot 497 Lot 76 Lot 1 Lot 2 Lot 2 1 2 3 SITE CONTEXT The subject site (Lot 66) sits between Ocean Drive and Upper Esplanade, with Scott Street to the south. Lot 66 slopes significantly (approximately 6m) from east to west, with the closest dwelling to the east on Scott Street situated approximately 60 metres away and on land some 6 metres more elevated than the subject site. The subject site is lightly vegetated with low-lying scrub and is currently vacant. KEY VIEWS AND VISTAS The proposal seeks to mitigate any impact upon: • Ocean views from existing residential buildings fronting Upper Esplanade and Haig Crescent. • Distant views to the ocean from Scott Street. VISUAL IMPACT MITIGATION STRATEGIES GENERAL OCEAN VIEW FACILITATION AND DEVELOPMENT BULK MITIGATION • Proposed development largely follows accepted height maximums with a setback to the forth storey at Upper Esplanade , Scott Street and Ocean Drive. • Maximum building heights will generally follow a flat fixed height plane that is 12m above the lowest point on the site to the west, with the exception of the eastern end of Lot 66 where performance based criteria will apply at the development application stage. The performance based criteria will allow for a sloping height plane 12m above the existing ground level and that follows existing site contours. The performance based criteria approach allows for an additional 4m above the flat fixed height plane. Refer to accompanying Section AA diagram for further detail. RESIDENTIAL INTERFACE • A maximum streetwall height of three storeys is proposed along Upper Esplanade, with a setback fourth level. Uses are likely to be commercial and ground floor with residential above to create a sympathetic interface to existing residential uses to the west. LEGEND Site Boundary Topography - Low / High Development Envelope (Site) View Corridor (8m wide) Area for performance based View north along Ocean Drive adjacent to Lot 497. View north along Upper Esplanade adjacent Lot 497. 1 2 View east from corner of Ocean Drive & Scott Street. 3 The Planning Group WA Pty Ltd © 0 Level 7, 182 St Georges Terrace Perth Western Australia 6000 Telephone +61 08 9289 8300 Facsimile +61 08 9321 4786 www.tpgwa.com.au The Planning Group WA Pty Ltd ABN 36 097 273 222 Lot 66 Ocean Drive, Bunbury - Development Impact Statement Date: Checked: OP Project Manager: MC Drawn: GW Scale: Drawing No. 22 October 2015 715-128 DIS 1 A 40m 20 1:2,000 @ A3 Key Plan, Existing Views & Context
Transcript of 3d Visual Analysis - City of Bunbury and Building...asdasd NOTE: The information provided is...
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PICKERSGILL STREET
STREETSHERRY
BALDOCK STREET
Reserve 9997
View Corridor
SchoolOval
Bunbury SeniorHigh School
Lot 66
Lot 497
Lot 76
Lot 1
Lot 2
Lot 2
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SITE CONTEXTThe subject site (Lot 66) sits between Ocean Drive and Upper Esplanade, with Scott Street to the south.
Lot 66 slopes significantly (approximately 6m) from east to west, with the closest dwelling to the east on Scott Street situated approximately 60 metres away and on land some 6 metres more elevated than the subject site. The subject site is lightly vegetated with low-lying scrub and is currently vacant.
KEY VIEWS AND VISTASThe proposal seeks to mitigate any impact upon:
• Ocean views from existing residential buildings fronting Upper Esplanade and Haig Crescent.
• Distant views to the ocean from Scott Street.
VISUAL IMPACT MITIGATION STRATEGIESGeneral Ocean View FacilitatiOn and deVelOpment Bulk mitiGatiOn
• Proposed development largely follows accepted height maximums with a setback to the forth storey at Upper Esplanade , Scott Street and Ocean Drive.
• Maximum building heights will generally follow a flat fixed height plane that is 12m above the lowest point on the site to the west, with the exception of the eastern end of Lot 66 where performance based criteria will apply at the development application stage. The performance based criteria will allow for a sloping height plane 12m above the existing ground level and that follows existing site contours. The performance based criteria approach allows for an additional 4m above the flat fixed height plane. Refer to accompanying Section AA diagram for further detail.
residential interFace
• A maximum streetwall height of three storeys is proposed along Upper Esplanade, with a setback fourth level. Uses are likely to be commercial and ground floor with residential above to create a sympathetic interface to existing residential uses to the west.
LEGENDSite Boundary
Topography - Low / High
Development Envelope (Site)
View Corridor (8m wide)
Area for performance basedcriteria to apply
2 storey maximum height zone
2 storey maximum height zone
2 storey maximum height zone
Retained Waterways
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View north along Ocean Drive adjacent to Lot 497.
View north along Upper Esplanade adjacent Lot 497.
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View east from corner of Ocean Drive & Scott Street.
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The Planning Group WA Pty Ltd©
0
Level 7, 182 St Georges TerracePerth Western Australia 6000Telephone +61 08 9289 8300Facsimile +61 08 9321 4786www.tpgwa.com.au
The Planning Group WA Pty LtdABN 36 097 273 222Lot 66 Ocean Drive, Bunbury - Development Impact Statement
Date:
Checked: OP
Project Manager: MC
Drawn: GW Scale:
Drawing No.
22 October 2015
715-128 DIS 1 A
40m20 1:2,000 @ A3Key Plan, Existing Views & Context
OCEANDRIVE
BEACHINDIAN OCEAN
SCOTTSTREET
SCOTTSTREET
BALDOCKSTREET Lot 2
Lot 2
Lot 1
Lot 1
Lot 497
Lot 497
Lot 66
Lot 66
Lot 76 Reserve 9997
Lot 76Reserve 9997
Lot 66
BALDOCKSTREET
HAIGCRESCENT
UPPERESPLANADE
RL11.0 RL12.0
RL24.0
RL16.0
RL28.0
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RL24.0
RL28.0
RL18.5
RL20.3RL20.3
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RL9.5 RL12.0
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OCEANDRIVE
BEACHINDIAN OCEAN
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SCOTTSTREET
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Lot 2
Lot 1
Lot 1
Lot 497
Lot 497
Lot 66
Lot 66
Lot 76 Reserve 9997
Lot 76Reserve 9997
Lot 66
BALDOCKSTREET
HAIGCRESCENT
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RL11.0 RL12.0
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RL30.4 RL30.4
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View
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OCEANDRIVE
BEACHINDIAN OCEAN
SCOTTSTREET
SCOTTSTREET
BALDOCKSTREET Lot 2
Lot 2
Lot 1
Lot 1
Lot 497
Lot 497
Lot 66
Lot 66
Lot 76 Reserve 9997
Lot 76Reserve 9997
Lot 66
BALDOCKSTREET
HAIGCRESCENT
UPPERESPLANADE
RL11.0 RL12.0
RL24.0
RL16.0
RL28.0
RL9.0
RL14.5 RL16.0
RL24.0
RL28.0
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Section AA
Section BB
Section CC
LEGENDSite Boundary
Topography - Low / High
Development Envelope (Site)
View Corridor (8m wide)
Area for performance basedcriteria to apply
2 storey maximum height zone
2 storey maximum height zone
2 storey maximum height zone
Retained Waterways
InformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasd
LEGENDSite Boundary
Topography - Low / High
Development Envelope (Site)
View Corridor (8m wide)
Area for performance basedcriteria to apply
2 storey maximum height zone
2 storey maximum height zone
2 storey maximum height zone
Retained Waterways
InformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasd
LEGENDSite Boundary
Topography - Low / High
Development Envelope (Site)
View Corridor (8m wide)
Area for performance basedcriteria to apply
2 storey maximum height zone
2 storey maximum height zone
2 storey maximum height zone
Retained Waterways
InformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasdInformationasdasd
NOTE:The information provided is indicative and for illustrative purposes only to address the requirements of clause 11.1(f) of the GSP. It does not fulfil the scope of a more detailed Development Impact Analysis that will be required at the development application stage in accordance with clause 5.4 of the GSP.On-site and nearby AHD levels have been determined based on publicly accessible data obtained during site investigations and are not based on detailed site surveys.’
The Planning Group WA Pty Ltd©
0
Level 7, 182 St Georges TerracePerth Western Australia 6000Telephone +61 08 9289 8300Facsimile +61 08 9321 4786www.tpgwa.com.au
The Planning Group WA Pty LtdABN 36 097 273 222Lot 66 Ocean Drive, Bunbury - Development Impact Statement
Date:
Checked: OP
Project Manager: MC
Drawn: GW Scale:
Drawing No.
22 October 2015
715-128 DIS 2 A
40m20 1:2,000 @ A3Massing Sections
View 1 - Looking North along Ocean Drive to Lot 66. View 2 - Looking South along Ocean Drive to Lot 66.
View 3 - Looking West along Scott Street to Lot 66 and Ocean beyond. View 4 - Looking East along Scott Street to Lot 66 and beyond.
NOTES:The following views demonstrate the relationship of the illustrative development concept to the building envelopes that are essentially defined by the General Structure Plan. Building envelopes are shown as a transparent dimensional volume (coloured orange) of potential development within which the ultimate development outcome will be constructed. There are varying projections of potential development outside the deemed-to-comply height envelope for Lot 66 (illustrated in views below), in which case performance-based criteria apply.
NOTE:The information provided is indicative and for illustrative purposes only to address the requirements of clause 11.1(f) of the GSP. It does not fulfil the scope of a more detailed Development Impact Analysis that will be required at the development application stage in accordance with clause 5.4 of the GSP.On-site and nearby AHD levels have been determined based on publicly accessible data obtained during site investigations and are not based on detailed site surveys.’
Performance based criteria apply
Performance based criteria apply
Performance based criteria apply
Performance based criteria apply
The Planning Group WA Pty Ltd©
Level 7, 182 St Georges TerracePerth Western Australia 6000Telephone +61 08 9289 8300Facsimile +61 08 9321 4786www.tpgwa.com.au
The Planning Group WA Pty LtdABN 36 097 273 222Lot 66 Ocean Drive, Bunbury - Development Impact Statement
Date:
Checked: OP
Project Manager: MC
Drawn: GW Scale:
Drawing No.
22 October 2015
715-128 DIS 3 A
NTS3d Visual Analysis
EQUINOX - 21ST MARCH
NOTE:The information provided is indicative and for illustrative purposes only to address the requirements of clause 11.1(f) of the GSP. It does not fulfil the scope of a more detailed Development Impact Analysis that will be required at the development application stage in accordance with clause 5.4 of the GSP.On-site and nearby AHD levels have been determined based on publicly accessible data obtained during site investigations and are not based on detailed site surveys.’
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SCOTT STREET
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EQUINOX - 21ST MARCH
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The Planning Group WA Pty Ltd©
0
Level 7, 182 St Georges TerracePerth Western Australia 6000Telephone +61 08 9289 8300Facsimile +61 08 9321 4786www.tpgwa.com.au
The Planning Group WA Pty LtdABN 36 097 273 222Lot 66 Ocean Drive, Bunbury - Development Impact Statement
Date:
Checked: OP
Project Manager: MC
Drawn: GW Scale:
Drawing No.
22 October 2015
715-128 DIS 4 A
40m20 1:2,000 @ A3Solar Study - Equinox
