Planning Permit - colacotway.vic.gov.au

Office Use Only

VicSmart? YES NO

Specify class of VicSmart application:

Application No.: Date Lodged: / /

Application for a Planning PermitIf you need help to complete this form, read MORE INFORMATION at the back of this form.

Any material submitted with this application, including plans and personal information, will be madeavailable for public viewing, including electronically, and copies may be made for interested parties forthe purpose of enabling consideration and review as part of a planning process under the Planningand Environment Act 1987. If you have any concerns, please contact Council’s planning department.

Questions marked with an asterisk (*) must be completed.

If the space provided on the form is insufficient, attach a separate sheet.

Click for further information.i

Formal Land Description *Complete either A or B.

This information can be found on the certificate of title

If this application relates to more than one address, attach a separate sheet setting out any additional property details.

The Land i

Address of the land. Complete the Street Address and one of the Formal Land Descriptions.

Postcode:Suburb/Locality:

Street Address *St. No.:Unit No.: St. Name:

Lot No.: No.:A

OR

B Crown Allotment No.: Section No.:

Parish/Township Name:

Lodged Plan Title Plan Plan of Subdivision

Application for a Planning Permit | Combined

Application TypeIs this a VicSmart application?*

No YesIf yes, please specify which VicSmart class or classes: ...................................................................................................................................

If the application falls into one of the classes listed under Clause 92 or the schedule to Clause 94, it is a VicSmart application.

Has there been a pre-application meeting with a Council planning officer?

No Yes If ‘Yes’, with whom?:

Date: day / month / year

Pre-application Meeting

Planning EnquiriesPhone: (03) 5232 9400Email: [email protected] Web: www.colacotway.vic.gov.au

X

X

4 Taylor Court

Colac 3250

179 X 120219

For what use, development or other matter do you require a permit? *

i

The ProposalYou must give full details of your proposal and attach the information required to assess the application. Insufficient or unclear information will delay your application

Provide additional information about the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required, a description of the likely effect of the proposal.

Estimated cost of any development for which the permit is required *

i

Cost $ You may be required to verify this estimate. Insert ‘0’ if no development is proposed.

If the application is for land within metropolitan Melbourne (as defined in section 3 of the Planning and Environment Act 1987) and the estimated cost of the development exceeds $1 million (adjusted annually by CPI) the Metropolitan Planning Levy must be paid to the State Revenue Office and a current levy certific e must be submitted with the application. Visit www.sro.vic.gov.au for information.

Describe how the land is used and developed now *For example, vacant, three dwellings, medical centre with two practitioners, licensed restaurant with 80 seats, grazing.

Existing Conditions i

Provide a plan of the existing conditions. Photos are also helpful.

Title Information i

Encumbrances on title *

Provide a full, current copy of the title for each individual parcel of land forming the subject site. The title includes: the covering ‘register search statement’, the title diagram and the associated title documents, known as ‘instruments’, for example, restrictive covenants.

Does the proposal breach, in any way, an encumbrance on title such as a restrictrive covenant, section 173 agreement or other obligation such as an easement or building envelope?

Yes (If ‘yes’ contact Council for advice on how to proceed before continuing with this application.)

No

Not applicable (no such encumbrance applies).


Two single storey dwellings on a site with demolition of existing dwelling

500,00.00

Single storey residential dwelling

X

Information requirements

Contact Council’s planning department to discuss the specific requirements for this application and obtain a planning permit checklist.

Is the required information provided? Yes No

Remember it is against the law to provide false or misleading information, which could result in a heavy fine and cancellation of the permit.

I declare that I am the applicant; and that all the information in this application is true and correct; and the owner (if not myself) has been notified of the permit application.

Signature: Date:

day / month / year

Declaration i

This form must be signed by the applicant *


Applicant and Owner DetailsProvide details of the applicant and the owner of the land.

Applicant *

The person who wants the permit.

Organisation (if applicable):Postal Address: If it is a P.O. Box, enter the details here:

Title: First Name: Surname:

Postcode:State:Suburb/Locality:

St. No.:Unit No.: St. Name:

Name:

Contact person’s details* Same as applicant

Organisation (if applicable):

Where the preferred contact person for the application is different from the applicant, provide the details of that person.



Name:


Contact information for applicant OR contact person below

Business phone:

Mobile phone:

Email:

Fax:

Please provide at least one contact phone number *

Owner *

The person or organisation who owns the land

Where the owner is different from the applicant, provide the details of that person or organisation.

Organisation (if applicable):

Owner’s Signature (Optional): Date: day / month / year



Same as applicantName:


Postal Address: If it is a P.O. Box, enter the details here:

Postal Address: If it is a P.O. Box, enter the details here:

i

I consent to Council making the submitted application, including any personal information contained within the application, available to the general public for inspection on its website, to address the public notification requirements of Section 52 of the Planning and Environment Act 1987.

This consent is requested to address the requirements of Part 10A, Section 205(2) of the COVID-19 Omnibus (Emergency Measures) Act 2020

Yes No

Mr Beau Skowron

38 Marshall Avenue

Macedon VIC 3440

0407 096 744

[email protected]

X

SAIMA RASHEED KHAN

76 1-15 Beddison Road

Craigieburn VIC 3064

X

X

5/12/20

VOLUME 09200 FOLIO 064 Security no : 124086589828A Produced 16/11/2020 09:09 AM

LAND DESCRIPTION

Lot 179 on Plan of Subdivision 120219.PARENT TITLE Volume 08588 Folio 293Created by instrument LP120219 14/04/1977

REGISTERED PROPRIETOR

Estate Fee SimpleSole Proprietor SAIMA RASHEED KHAN of UNIT 76 1-15 BEDDISON ROAD CRAIGIEBURN VIC 3064 AS588283Y 04/10/2019

ENCUMBRANCES, CAVEATS AND NOTICES

CAVEAT AT090215J 20/03/2020 Caveator CHIKANSHI SHARMA, NISHITH SHARMA Grounds of Claim CHARGE CONTAINED IN AN AGREEMENT WITH THE FOLLOWING PARTIES AND DATE. Parties THE REGISTERED PROPRIETOR(S) Date 19/03/2020 Estate or Interest INTEREST AS CHARGEE Prohibition ABSOLUTELY Lodged by GLOBALX LEGAL Notices to PETER R JUST of UNIT 2 7 MARY STREET ESSENDON VIC 3040

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 or imaged folio set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

SEE LP120219 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: 4 TAYLOR COURT COLAC VIC 3250

ADMINISTRATIVE NOTICES

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968 (Cth) and for thepurposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGDTM System. None of the State of Victoria, LANDATA REGD TM System, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the Victorian Land Registry ServicesTrust ABN 83 206 746 897 accept responsibility for any subsequent release, publication or reproduction of the information.

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

Page 1 of 2

Title 9200/064 Page 1 of 2

NIL

eCT Control 21156W ANGELOWITSCH & ASSOCIATESEffective from 04/10/2019

DOCUMENT END

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968 (Cth) and for thepurposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGDTM System. None of the State of Victoria, LANDATA REGD TM System, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the Victorian Land Registry ServicesTrust ABN 83 206 746 897 accept responsibility for any subsequent release, publication or reproduction of the information.

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

Page 2 of 2

Title 9200/064 Page 2 of 2

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 LP120219

Number of Pages

(excluding this cover sheet)

1

Document Assembled 16/11/2020 09:10

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.

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except inaccordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32 of the Sale of LandAct 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtainedfrom the LANDATA REGD TM System. None of the State of Victoria, LANDATA REGD TM System, Victorian LandRegistry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the Victorian Land Registry Services Trust ABN 83 206746 897 accept responsibility for any subsequent release, publication or reproduction of the information.

Produced 31/03/2021 01:22:42 PM

Status Registered Dealing Number AT090215JDate and Time Lodged 20/03/2020 11:12:11 AM

Lodger DetailsLodger Code 21884LName GLOBALX LEGALAddressLodger BoxPhoneEmailReference PJust Sharma

CAVEAT

Jurisdiction VICTORIA

Privacy Collection StatementThe information in this form is collected under statutory authority and used for the purpose of maintaining publiclysearchable registers and indexes.

Land Title Reference9200/064

CaveatorGiven Name(s) CHIKANSHIFamily Name SHARMA

Given Name(s) NISHITHFamily Name SHARMA

Grounds of claimCharge contained in an agreement with the following Parties and Date.

PartiesThe Registered Proprietor(s)

Date19/03/2020

Estate or Interest claimedInterest as Chargee

ProhibitionAbsolutely

Department of Environment, Land, Water & Planning

Electronic Instrument Statement

Reference :PJust SharmaLAND USE VICTORIA, 2 Lonsdale Street Melbourne Victoria 3000GPO Box 527 Melbourne VIC 3001, DX 250639ABN 90 719 052 204

AT090215J Page 1 of 2

Name and Address for Service of NoticePeter R JustAddress

Unit Type UNITUnit Number 2Street Number 7Street Name MARYStreet Type STREETLocality ESSENDONState VICPostcode 3040

The caveator claims the estate or interest specified in the land described on the grounds set out. This caveat forbidsthe registration of any instrument affecting the estate or interest to the extent specified.

Execution1. The Certifier has taken reasonable steps to ensure that this Registry Instrument or Document is correct and

compliant with relevant legislation and any Prescribed Requirement.2. The Certifier has retained the evidence supporting this Registry Instrument or Document.3. The Certifier has taken reasonable steps to verify the identity of the caveator or his, her or its administrator or

attorney.

Executed on behalf of CHIKANSHI SHARMANISHITH SHARMA

Signer Name LUCIANA IGNATIADISSigner Organisation GLOBALX LEGALSigner Role AUSTRALIAN LEGAL PRACTITIONERExecution Date 20 MARCH 2020

File Notes:NIL

This is a representation of the digitally signed Electronic Instrument or Document certified by Land Use Victoria.

Statement End.

Department of Environment, Land, Water & Planning

Electronic Instrument Statement

Reference :PJust SharmaLAND USE VICTORIA, 2 Lonsdale Street Melbourne Victoria 3000GPO Box 527 Melbourne VIC 3001, DX 250639ABN 90 719 052 204

AT090215J Page 2 of 2

GSPublisherEngine 0.0.100.100

mb: 0407 096 744

DRAFTSMAN38 Marshall Ave.

MacedonVic., 3440

e: [email protected]

the

CONCEPT ISSUE01 BJS 01.08.18

AMENDMENT DETAILSREV BY DATE

PROJECT NUMBER DRAWING NUMBER REVISION

DATE DRAWN DRAWING SCALE SHEET SIZE

CHECK

DESIGNED

DRAWN

DRAWING TITLE

CLIENT DETAILS

PROJECT DETAILS

PROJECT STAGE

Planning application

Mubashar Mohammed

tba

BJS

BJS

A2

00

Site & Floor plan / Garden Areas

tba

02

03

Proposed multi unit development

4 Taylor Crt.Colac, VIC.

CONCEPT ISSUE BJS 01.12.19

DECEMBER 2020

T W

T

W

W

W

6,013

6,630

lounge

kitchen

masterbed rm.

bed rm. 2

bed rm. 3

ensuite

walk inrobe

bed rm.2

bed rm. 3

lounge

meals

kitchen

laundry

ensuite

laundry

bath rm.

bath rm.masterbed rm.

porch

walk inrobe

wc

wc

porch

singlegarage

singlegarage

44.62 m2

private openspace

105.09 m2

private openspace

19.40 m2

private openspace

p'try

robe

robe

UNIT 2

UNIT 1

singlecar space

singlecar space

meals

walk inrobe

robe

T A

Y L

O R

C O

U R

T

lilydale toppingor similar

shed

shed



permeablepaved area

permeablepaved area

gardenbed

gardenbed

gardenbed

gardenbed

gardenbed

gardenbed

gardenbed

gardenbed

grassed area

grassed area

gardenbed

gardenbed


grassed areagarden

bed

coloured concretedriveway

coloured concretedriveway

lb

lb

adjoining private openspace

adjoining private openspace

4 TAYLOR CRT.(subject site)

proposed two singlestorey dwellings

5 TAYLOR CRT.single storey b/v dwelling

3 TAYLOR CRT.single storey b/v dwelling

wall on boundary

clothesline clothes

line

rain tank: 2KL

rain tank: 2KL

rain

tank:

2KL

storage

gardenbed

e12

e22

e42

e52

e62

e72

e32

F

F

102.92 m2

6.40 m2

0.50 m2

313.02 m2

0.13 m2

0.41 m26.27 m2

140.32 m2

138.88 m2

AREAS:Site:Existing built area / hard surface:Existing permeability:Proposed built area / hard surface:Proposed permeability:

1 : 100

UNIT 1:

morning sun

afternoon sun

UNIT 2:

N

3

705.18 M2

158.96 M2

546.22 M2

450.08 M2

255.10 M2

22.54 %77.46 %63.82 %36.18 %

Residence:Porch:Garage:

TOTAL:

131.56 M2

2.85 M2

22.70 M2

157.11 M2

14.18 sq.

16.93 sq.

Residence:Porch:Garage:

TOTAL:

133.61 M2

1.70 M2

25.26 M2

160.61 M2

14.40 sq.

17.31 sq.

"An uncovered outdoor area of adwelling or residential buildingnormally associated with agarden. It includes openentertainingareas, decks, lawns, gardenbeds, swimming pools, tenniscourts and the like. It does notinclude a driveway, any area setaside for car parking, anybuilding or roofed area and anyareathat has a dimension of less than1 metre".

Garden Area required:35% of lot - 246.83 M2Garden Area achieved:35.20% of lot - 248.20 M2

site and floor planscale: 1 : 100

legend

garden areasscale: 1 : 200

definition:

denotes proposed builtstructures on site (dwellings)

green shaded areas denotespaces considered to be gardenareas by definition

denote outdoor spaces notconsidered to be garden areasby definition

denotes proposed hard surfaceonsite (not garden)


mb: 0407 096 744


MacedonVic., 3440


the





CHECK

DESIGNED

DRAWN

DRAWING TITLE

CLIENT DETAILS

PROJECT DETAILS

PROJECT STAGE


Mubashar Mohammed

tba

BJS

BJS

A2

00

Elevations / Specs.

tba

02

03




DECEMBER 2020

300

2,70

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

300

2,70

0

2,89

0

cl

flgl

cl

flgl

300

2,70

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

300

2,70

0

cl

flgl

cl

flgl

110

2,89

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

2,10

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

aluminium framed glazing typicalthroughout

450mm eaves to porch

slider / stacker doors to rear openspace

coloured concrete tiles to 22.5deg.pitch roof as selected (refer tospecifications)

no eaves typical unlessnoted otherwise

box gutters to central walls

slider / stacker doors to rear openspace

rendered lightweight parapet to porchwith stained exposed timber posts /columns

face brick or brick tileto garages separation wall

face brick or brick tileto garages separation wall

roller doors to garages designer entry doorsas selected

coloured concrete tiles to 22.5deg.pitch roof as selected (refer tospecifications)

lightweight rendered cladding- twodifferent colours- typical throughout

(refer to specificationsfor details)

lightweight rendered cladding- twodifferent colours- typical throughout

(refer to specificationsfor details)

designer entry doorsas selectedface brick or brick tile

to porch colunms w/ stainedtimber columns above



1 : 100

4

DOORS / PORCH COLUMNSEXPOSED TIMBER / STAINED

DOORS / PORCH COLUMNSEXPOSED TIMBER / STAINED

specifications:unit 1

unit 2

elevationsscale: 1 : 100

elevation e1 - south east

elevation e2 - south

elevation e3 - south west

elevation e4 - west

elevation e5 - north east

elevation e6 - south east

elevation e7 - north east


mb: 0407 096 744


MacedonVic., 3440


the





CHECK

DESIGNED

DRAWN

DRAWING TITLE

CLIENT DETAILS

PROJECT DETAILS

PROJECT STAGE


Mubashar Mohammed

tba

BJS

BJS

A2

00

Unit 1 Plan / Elevations

tba

02

03




DECEMBER 2020

T

W

W

bed rm.2

bed rm. 3

lounge

meals

kitchen

ensuite

laundry

bath rm.

masterbed rm.

walk inrobe

wc

singlegarage

p'try

robe

UNIT 1

robe

storage

porch

u11

u16

u12

u13

u14

u15

u11

F

300

2,70

0

150

2,85

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

150

2,85

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

150

2,85

0

fcl

fflfgl

fcl

fflfgl

N

1 : 100

5



u1-1 u1-2

u1-3

u1-4

u1-5

u1-6


mb: 0407 096 744


MacedonVic., 3440


the





CHECK

DESIGNED

DRAWN

DRAWING TITLE

CLIENT DETAILS

PROJECT DETAILS

PROJECT STAGE


Mubashar Mohammed

tba

BJS

BJS

A2

00

Unit 2 Plan / Elevations

tba

02

03




DECEMBER 2020

T WW

lounge

kitchen

masterbed rm.

bed rm. 2

bed rm. 3

ensuite

walk inrobe

laundry

bath rm.

wc

porch

singlegarage

robe

UNIT 2meals

walk inrobe

u21

u22

u23

u24

u25

F

300

2,70

0

150

2,85

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

150

2,85

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

150

2,85

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

150

2,85

0

fcl

fflfgl

fcl

fflfgl

300

2,70

0

300

2,70

0

fcl

fflfgl

fcl

fflfgl

N

1 : 100

6



u2-1

u2-2

u2-3

u2-4

u2-5


mb: 0407 096 744


MacedonVic., 3440


the





CHECK

DESIGNED

DRAWN

DRAWING TITLE

CLIENT DETAILS

PROJECT DETAILS

PROJECT STAGE


Mubashar Mohammed

tba

BJS

BJS

A3

00

Elevations cont. / Garden / ESD

tba

02

03




DECEMBER 2020

300

2,70

0

300

2,70

0

cl

flgl

cl

flgl

300

2,70

0

300

2,70

0

cl

flgl

cl

flgl

varied

4

specifications:unit 1

unit 2

elevations cont.scale: 1 : 100

west elevation

north elevation

Clause 55 and 22.09 Assessment in support of two (2) single storey dwellings at: No. 4 Taylor Court, Colac

Accompanying Report to Support a Planning Permit Application

2021

Document Control

Rev No Date Revision Details Typist Author Verifier Approver

- I -

Contents Section

1. Introduction

2. Subject Site 2.1 Location 2.2 Development Proposal

3. Planning Controls 3.1 Zoning and Overlays 3.2 State Planning Policy Framework 3.3 Municipal Strategic Statement 3.4 Local Planning Policy Framework

4. Response to Clause 55

5. Response to Clause 22.09

6. Conclusion

1. Introduction

This report supports the application for the use and development of the properties known as No. 4 Taylor Court, Colac.

The following sections of this report will provide further clarification of the nature of the proposed development including:

• Existing site details; • Development concept • Detailed assessment against the provisions of Clause 55 of the Colac Otway Planning Scheme. In summary it is considered that the proposed development meets the regulatory requirements of the City of Hobsons Bay Planning Scheme and should be approved under delegated authority available to the officers of the municipality.

- I -

2. Subject Site 2.1 Location The site (approx 534 square metres) is located at the north western end of Taylor Court in Colac. The site is highly angular in shape with a frontage of approximately 11 metres to Taylor Court, with depths along it’s northern and southern side boundaries of approx. 47.48 metres and 27.91 meters respectively. The length of the rear boundary is approx. 33.53 metres with a 2M easement noted to this rear boundary.

Figure 1 Locality Map

The site at present is generally flat across all axis with little topographical features. There is an existing aged brick veneer dwelling on the site as well which will be demolished as part of the two dwelling unit development. The allotments represent a development opportunity and is of adequate size within this old residential estate capable of supporting a development of this type.

Land abutting to the north west of the site is occupied by a nearly identical single storey late 70’s / early 80’s rendered brick veneer dwelling. To the rear of this site is a large expanse of recreational open space which will not be affected to any detriment by the proposal. To the south of the site is a similar rendered brick veneer dwelling separated from the subject site by a 2.9M / 3.0M wide driveway to the boundary. The large habitable windows to this property are mostly located to the east and west of the dwelling itself. It is felt (and shown through the shadow diagrams provided in the plans submitted) that the amenity of this dwelling will not be affected as the driveway is of appropriate width to distance our single storey development from the windows .

- II -

Dwelling styles within this aged established residential estate, particularly in this street, vary in design and built form; however a common feature is their size being generally single storey aged dwellings typically constructed of brick veneer or weatherboard- however, there are a growing number of unit type developments in both the immediate vicinity (as mentioned) as well as in the general neighbourhood which are slowly providing uplift and modernity.

Street view of 4 Taylor Court

2.2 Development Proposal Approval is sought to construct two (2) single storey dwellings erected side by side on the subject site.

The internal layout of the dwellings will provide the following features:

1. Building layouts comprising an open living, meals and kitchen area with connections to large private open spaces, single lock up garages, and amenities, to all ground floors. Habitable windows facing Northern solar access are located both the lower and upper floors. These design features will offer the spacing required to preserve the amenity of the secluded open spaces of the adjoining lots which is a key character element of this area.

Full details of the internal layout of the buildings including dimensions are provided on the submitted plans.

3.1 Zoning and Overlays The subject site is in a ‘General Residential Zone 1’ (GRZ1) of the Colac Otway Council. Notable purposes of this zone are:

• To encourage development that respects the neighbourhood character of the area. • To implement neighbourhood character policy and adopted neighbourhood character

guidelines. • To provide a diversity of housing types and moderate housing growth in locations offering good

access to services and transport. It is felt by the designers that the design and form of the proposal fits well into these. Traditional shapes (such as hipped roofs, etc.) have been incorporated into this more contemporary interpretation in order to respect the existing character of the area. The site is very well placed in consideration of community services and transport and, through the proposal, should meet the purpose of providing a moderately more dense housing form.

- III -

3.2 State Planning Policy Framework The proposed development respects and fits well within the objectives of the state planning policy framework which are:

• To provide for the fair, orderly, economic and sustainable use and development of land • To provide for the protection of natural and man-made resources and the maintenance of

ecological processes and genetic diversity • To secure a pleasant, efficient and safe working, living and recreational environment for all

Victorians and visitors to Victoria • To conserve and enhance those buildings, areas or other places which are of scientific,

aesthetic, architectural or historical interest, or otherwise of special cultural value • To protect public utilities and other assets and enable the orderly provision and coordination of

public utilities and other facilities for the benefit of the community • To facilitate development in accordance with the objectives set out in the points above • To balance the present and future interests of all Victorians

3.2 Municipal Strategic Statement The proposed development by and large meets the objectives as set out under the four themes of Land use, Built form, Open space and Natural environment and infrastructure and transportation. It does so by:

• Providing a diverse type of housing type and style which caters for increasingly changing needs of households.

• Providing redevelopment of the deteriorating housing type on the subject site. • Providing a subdivision that allows for a higher density type of living to cater for the diversity of

the greater community. • Exceeding the minimum compliance with the requirements of Clauses 54 and 55. • Incorporates space for the long term viability and safe retention of canopy trees. • Providing accommodation for both the short and long term increase in projected population

density • Providing medium density housing close to activity centres • Positively contributing to the preferred neighbourhood character of an area close to activity

centres • Improving access to affordable and appropriate housing

- IV -

4. Response to Clause 55 of the City of Colac Otway Planning Scheme

Clause 55: Two or More Dwellings on a Lot and Residential Buildings B1 Neighbourhood

Character It is considered that the proposed development is in line with future developments within the neighbourhood character of this residential area. The key elements of neighbourhood character that come to light in this location are:

1. The new and contemporary dwelling styles that are coming to exist in the street and locality so far.

2. The progressively developing double storey built forms of those that do exist nearby.

3. The focus given to orientating dwellings so as to maximise the northerly aspect of the site.

4. The sense of spacing provided at the rear of dwellings to preserve secluded private open spaces.

5. Separation between dwellings where possible to provide a sense of greenery.

It is considered that the proposed development will fit comfortably within the developing streetscape and preserve these character elements. Complies

B2 Residential Policy The proposed development site is well located in relation to existing and proposed infrastructure. Shopping centres, education facilities and public transport is available within 1KM of the site along nearby Murray Street. The proposed development also offers diversity in housing choice and energy efficient design emphasised by the orientation of the dwellings which maximise solar access to living areas and open spaces. Complies

B3 Dwelling Diversity Standard B3 refers to 10 or more dwellings however it is considered that the proposal achieves the desired market demand for dwellings in this location. Not Applicable

B4 Infrastructure It is noted that the site does not adjoin floodplains. The proposal will not overload the existing available infrastructure as the datum heights of the proposed dwellings have taken this into account in accordance with council instructions and been given the adequate clearance from Melbourne Water. Complies

B5 Integration with the Street

The proposed development provides for adequate pedestrian and vehicle links. Both dwellings are readily identified from the street frontage and no front fences are proposed. Complies

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B6 Street Setback The proposal complies with the standard. Complies

B7 Building Height The proposal complies with the standard. Complies

B8 Site Coverage The proposal complies with the standard. Complies

B9 Permeability The proposal complies with the standard. Complies

B10 Energy Efficiency All available living areas and private open space will have adequate solar access. Complies

B11 Open Space No communal open space is proposed. Not applicable

B12 Safety All dwellings will have safe and secure access and will not be obscured by fencing or established landscaping. Complies

B13 Landscaping Opportunities for detailed landscaping can be achieved and plans for its proposal are outlined and provided in the existing submission. Complies

B14 Access The existing single crossover will be retained as the access point to the site. The width of the driveway is satisfactory to meet standard driveways of Colac Otway Council and adequate sight lines exist to ensure safe ingress and egress. Complies

B15 Parking Location Parking spaces are well connected to the proposed dwellings to ensure security and safety. Complies

B16 Parking Provision The proposed development offers adequate car spaces per dwelling. The car spaces and garage dimensions meet the standards. Complies

B17 Side and Rear Setbacks The proposed setbacks satisfy the standards. Complies

B18 Walls on Boundary One wall on the boundary is proposed for this development to the front dwelling only. This wall is well within the allowable limits and will have little to no impact on adjoining properties due to the existing driveway to the south. Complies

B19 Daylight to Existing Windows

Adequate separation has been provided between the habitable room windows of the existing dwellings surrounding and proposed dwellings to allow adequate daylight into existing habitable room windows. Complies

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B20 North Facing Windows North facing windows are not restricted by nearby buildings or lot boundaries.. Complies

B21 Overshadowing Open Space

The single storey nature of the development and large open spaces on adjoining sites means there is little detrimental overshadowing to the adjoining sites. Complies

B22 Overlooking The single storey nature of the site ensures there are no overlooking issues detrimental to the amenity of the adjoining sites. Compliance.

B23 Internal Views No windows or balconies are proposed which will encourage internal views between dwellings. Complies

B24 Noise Impacts No exceptional noise sources have been identified that warrant a change in building design. Complies

B25 Accessibility The relatively flat levelled nature of the site will ensure convenient and safe access for residents and visitors. Complies.

B26 Dwelling Entry All dwellings will have separate entries visible from the street. Complies

B27 Daylight to New Windows Proposed habitable room windows will have ample space to receive adequate daylight. Complies

B28 Private Open Space Each dwelling will have the following areas of secluded private open space: Unit 1 – 64.02 m2 (Approximately) Unit 2 – 105.09 m2 (Approximately) Each dwelling will have family rooms which adjoin these open space areas allowing for convenient access. Complies

B29 Solar Access to Open Space

Secluded private open space is located to both dwellings. These secluded open spaces have a decent orientation and will receive more than adequate solar access given the large spaces. Complies

B30 Storage A dedicated storage facility is proposed for each dwelling which meets the minimum standards. Complies.

B31 Design Detail It is considered that the proposed development respects the established and future neighbourhood character. All aspects of the design including façade articulation, window and door proportions and roof form have been addressed in the design response and are considered to be satisfactory. Complies

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B32 Front Fences No front fences are proposed for either dwelling. Complies

B33 Common Property No common areas apply in this instance. Not applicable

B34 Site Services Bin enclosures and mail box facilities are defined on the plan. Complies

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5. Response to Clause 22.09 The proposed development meets the objectives as set out under Clause 22.09 of the Colac Otway planning scheme in the following ways; by:

• Providing a diverse type of housing type in an appropriate location to meet the existing and future needs of the municipality’s changing population.

• Providing a residential development of a high quality and standard which allows for meaningful on site landscaping

• Providing a contemporary design to make a positive contribution to the existing neighbourhood streetscape

• Providing varied forms of housing / density in an appropriate residential location. • Providing a development that takes into account its interface with the residential development

on adjoining sites and responds in a positive manner to the individual circumstances of the site itself.

• Providing a landscape plan that illustrates thoughtful meaningful landscaping to the development to provide uplift to the neighbourhood.

• Respecting the setbacks of the neighbourhood by reducing any dominance of hard areas and parking spaces by recessing these parking spaces.

• Recessing the majority of upper floor setbacks to reduce the visual dominance of these on the streetscape and to adjoining neighbours.

• Not including front fencing to maintain the open nature of the streetscape. • Providing a highly articulated façade for visual interest and a softened built form.

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6. Conclusion

With a detailed assessment undertaken of the proposed development under Clause 55, the following conclusions can be drawn on this proposal.

• The proposed single storey design is respectful of the varied existing neighbourhood character (as well as that visible under construction in the greater area) and is designed in a manner so that building heights and articulation will provide adequate spacing between the site and the adjoining properties.

• The proposed development is well located in relation to existing public transport networks, shops and community facilities, making it a desirable location for medium density housing encouraged by State Planning Policy.

It is submitted for all of the above reasons that this application for two (2) single storey dwellings at No 4 Taylor Court, Colac, should be supported by the Colac Otway Shire with the delegation available to the officers of the municipality.

Planning Permit - colacotway.vic.gov.au

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Transcript of Planning Permit - colacotway.vic.gov.au