SITE CONTEXT Bunbury Senior NOTE: High School School Oval and Building...asdasd NOTE: The...
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C C D D A A B B OC OCEAN DRIVE SCOTT STREET SCOTT STREET HAIG CRESCENT UPPER ESPL UPPER ESPLANADE ACACIA STREET PICKERSGIL STREET SHERRY BALDOCK STREET School Oval Performance Based Criteria Apply (850m 2 ) Lot 66 Lot 497 Lot 76 Lot 1 Lot 2 2 3 1 4 5 6 SITE CONTEXT The subject site (Lot 497) sits between Ocean Drive and Upper Esplanade. Lot 497 slopes significantly (approx. 6m) from east to west and is lightly vegetated with low-lying scrub. This site is currently vacant. KEY VIEWS AND VISTAS The proposal seeks to mitigate 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. • Maximum building heights will generally follow a flat fixed height plane that is 15m above the lowest point on the site, with the exception of the north eastern corner of Lot 497 where performance based criteria will apply at the development application stage. The performance based criteria will allow for a sloping height plane 15m above the existing ground level and that follows existing site contours. The performance based criteria approach will allow for a maximum of approximately 4.5m in potential additional height above the flat fixed height plane at the site’s highest point. This indicative concept seeks an additional above the flat fixed height plane. Refer to accompanying section diagrams for further detail. RESIDENTIAL INTERFACE • A maximum streetwall height of three storeys along Upper Esplanade generally, with an opportunity for a setback fourth level. Uses are likely to be predominantly residential in nature, or low impact office uses, to create a sympathetic interface to existing residential uses to the east. LEGEND Site Boundary Topography - Low / High Development Envelope (Site) Area for performance based criteria to apply View east along Scott Street adjacent to Lot 497. View west along Scott Street adjacent to Lot 497. View north along Ocean Drive adjacent Lot 497. View north along Upper Esplanade adjacent Lot 497. 4 1 5 2 View south-east from corner of Ocean Drive & Scott Street. View south from corner of Upper Esplanade & Scott Street. 6 3 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 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 497 Ocean Drive, Bunbury - Development Impact Statement Date: Checked: OP Project Manager: MC Drawn: GW Scale: Drawing No. 16 September 2015 715-127 DIS 1 A 40m 20 1:2,000 @ A3 Key Plan, Existing Views & Context
Transcript of SITE CONTEXT Bunbury Senior NOTE: High School School Oval and Building...asdasd NOTE: The...
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SCOTT STREET
SCOTT STREET
HAIG
CRESCENT
UPP
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SPLA
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UPPE
R ES
PLAN
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ACAC
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TREE
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PICKERSGILL STREET
STREETSHERRY
BALDOCK STREET
Reserve 9997
SchoolOval
Bunbury SeniorHigh School
PerformanceBased
Criteria Apply(850m2)
Lot 66
Lot 497
Lot 76
Lot 1
Lot 2
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SITE CONTEXTThe subject site (Lot 497) sits between Ocean Drive and Upper Esplanade.
Lot 497 slopes significantly (approx. 6m) from east to west and is lightly vegetated with low-lying scrub. This site is currently vacant.
KEY VIEWS AND VISTASThe proposal seeks to mitigate 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.
• Maximum building heights will generally follow a flat fixed height plane that is 15m above the lowest point on the site, with the exception of the north eastern corner of Lot 497 where performance based criteria will apply at the development application stage. The performance based criteria will allow for a sloping height plane 15m above the existing ground level and that follows existing site contours. The performance based criteria approach will allow for a maximum of approximately 4.5m in potential additional height above the flat fixed height plane at the site’s highest point. This indicative concept seeks an additional above the flat fixed height plane. Refer to accompanying section diagrams for further detail.
residential interFace
• A maximum streetwall height of three storeys along Upper Esplanade generally, with an opportunity for a setback fourth level. Uses are likely to be predominantly residential in nature, or low impact office uses, to create a sympathetic interface to existing residential uses to the east.
LEGENDSite Boundary
Topography - Low / High
Development Envelope (Site)
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 east along Scott Street adjacent to Lot 497.
View west along Scott Street adjacent to Lot 497.
View north along Ocean Drive adjacent Lot 497.
View north along Upper Esplanade adjacent Lot 497.
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View south-east from corner of Ocean Drive & Scott Street.
View south from corner of Upper Esplanade & Scott Street.
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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 497 Ocean Drive, Bunbury - Development Impact Statement
Date:
Checked: OP
Project Manager: MC
Drawn: GW Scale:
Drawing No.
16 September 2015
715-127 DIS 1 A
40m20 1:2,000 @ A3Key Plan, Existing Views & Context
OCEANDRIVE
BEACH
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 497
BALDOCKSTREET
UPPERESPLANADE
OCEANDRIVE
BEACH
INDIAN OCEAN
INDIAN OCEAN
Lot 497
UPPERESPLANADE
RL11.0
RL23.0RL24.0
RL29.5
RL14.5
RL26.0
RL8.5
RL23.0RL27.5
RL12.5RL15.0
RL17.0
RL24.0 RL23.5
RL14.5
RL24.0RL25.5
RL29.5
23.0 AHD
10.5 AHD
11.0 AHD8.0 AHD
26.0 AHD23.0 AHD
OCEANDRIVE
BEACH
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 497
BALDOCKSTREET
UPPERESPLANADE
OCEANDRIVE
BEACH
INDIAN OCEAN
INDIAN OCEAN
Lot 497
UPPERESPLANADE
RL11.0
RL23.0RL24.0
RL29.5
RL14.5
RL26.0
RL8.5
RL23.0RL27.5
RL12.5RL15.0
RL17.0
RL24.0 RL23.5
RL14.5
RL24.0RL25.5
RL29.5
23.0 AHD
10.5 AHD
11.0 AHD8.0 AHD
26.0 AHD23.0 AHD
OCEANDRIVE
BEACH
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 497
BALDOCKSTREET
UPPERESPLANADE
OCEANDRIVE
BEACH
INDIAN OCEAN
INDIAN OCEAN
Lot 497
UPPERESPLANADE
RL11.0
RL23.0RL24.0
RL29.5
RL14.5
RL26.0
RL8.5
RL23.0RL27.5
RL12.5RL15.0
RL17.0
RL24.0 RL23.5
RL14.5
RL24.0RL25.5
RL29.5
23.0 AHD
10.5 AHD
11.0 AHD8.0 AHD
26.0 AHD23.0 AHD
OCEANDRIVE
BEACH
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 497
BALDOCKSTREET
UPPERESPLANADE
OCEANDRIVE
BEACH
INDIAN OCEAN
INDIAN OCEAN
Lot 497
UPPERESPLANADE
RL11.0
RL23.0RL24.0
RL29.5
RL14.5
RL26.0
RL8.5
RL23.0RL27.5
RL12.5RL15.0
RL17.0
RL24.0 RL23.5
RL14.5
RL24.0RL25.5
RL29.5
23.0 AHD
10.5 AHD
11.0 AHD8.0 AHD
26.0 AHD23.0 AHD
Section AA
Section BB
Section CCSection DD
LEGENDSite Boundary
Topography - Low / High
Development Envelope (Site)
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)
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 497 Ocean Drive, Bunbury - Development Impact Statement
Date:
Checked: OP
Project Manager: MC
Drawn: GW Scale:
Drawing No.
16 September 2015
715-127 DIS 2 A
20m10 1:1000 @ A3Massing Sections
View 1 - Looking North along Ocean Drive to Lot 497.
View 4 - Looking North along Upper Esplanade to Lot 497.
View 2 - Looking South along Ocean Drive to Lot 497.
View 5 - Looking South along Upper Esplanade to Lot 497.
View 3 - Looking East along Scott Street to Lot 497.
View 6 - Looking West along Scott Street to Lot 497 and the ocean 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 497 (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
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 497 Ocean Drive, Bunbury - Development Impact Statement
Date:
Checked: OP
Project Manager: MC
Drawn: GW Scale:
Drawing No.
16 September 2015
715-127 DIS 3 A
NTS3d Visual Analysis
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EQUINOX - 21ST MARCH
MID-SUMMER - 21ST DECEMBER
MID-WINTER - 21ST JUNE
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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©
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 497 Ocean Drive, Bunbury - Development Impact Statement
Date:
Checked: OP
Project Manager: MC
Drawn: GW Scale:
Drawing No.
16 September 2015
715-127 DIS 4 A
NTSSolar Study
