1. TP Report - Proposed dual occupancy at 40 North Road Avondale Heights Page 1 of 7
Town Planning Report
Proposed Dual occupancy at 40 North Road
Avondale Heights 3034
Date: 10 December 2012
Contents:
Site information
Property information (extract)
Project description
Planning Scheme Clauses
Conclusion
Appendix-Site photographs
Appendix – List of drawings
prepared for :
Erwin Chen
809. 12 Yarra Street
South Yarra 3121
prepared by :
Edith Wong
PostGrad Dip Urban Planning (University of Melb)
Registered Architect Vic 17392
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S I T E I N F O R M A T I O N .
Subject site is located at 40 North Road Avondale Heights , It is a corner site with a round corner at Ridge Drive
(Clough St on Cert of Title) and North Road and has an average set back of approx 7m from North Road.
The subject site has a 'chopping knife' shape with an area of 652sqm , front dimension (Ridge Drive) approx 30m
and side dimension (North Road) 19 approx. the red line on the map below denotes its location. There are existing
mature trees infront of the house and the vast set back has effectively prevent noise from the main street to cause
disturbance to the residents. The subject site has also have grass lawn on the south and east side of the resident.
Existing trees and parts of these lawns will be retained in the proposed development.
The existing house is a single story brick residence, with a terracotta roof. The residence has an entry porch and a
concrete landing facing North Road. There is a metal shed garage at the back of the block, access is from Ridge
Drive.
The existing crossover is approx 3 m wide at point of entry with a wider end measures 4.8 width when it reaches
the garage. It is more than 40m away from North Road.
Neighbourhood character -
Neighbouring lots are dominated by residential developments, with a mix of types and sizes of residences including
single storey. double storey, one dwelling one lot, dual occupancy and town house development being introduced
into this neighborhood. The design and site layout is of low density, the built forms are composed of hip and gable
roofs, brick veneer and a light weight structure above the ground level, with moderate articulations to building
facades and window treatment. The streetscape is Ridge Drive and North Road remains picturesque and desirable.
Even though the lot sizes varies and therefore site coverages varies yet the front set back of these houses are
approximately the same and gives a good town planning sense.
Many of these are family homes consists of a variety of design, namely brick, rendered FC sheets and
weatherboard. Major redevelopments are uncommon in this neighbourhood.
As stated in the Municipality Statement Moonee Valley a rise in need of family homes , we quote here:
'Population increase is mainly expected to be in the age group represented by 40-64 year
olds as well as an increase in over 65’s. Most ‘dwelling’ growth will be in single person
households and couples without children although there is not expected to be a decline in
the number of families with children.'.
Under the paragraph 'Sururban Growth':
It is estimated that the current population of Avondale Heights is 11,483. Moderate to
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significant opportunities for infill residential development are available in Avondale
Heights. On this basis, projections to 2031 suggest that the population will grow to
12,238 persons.
We wish to note that the subject site actually lies on the border of the Melbourne Airport Environment Overlay, any
new constructions and new walls will be constructed in order to comply with the current noise reduction standards
including Australian Standard AS 2021-2000, Acoustics - Aircraft Noise Intrusion.
P R O P E R T Y I N F O R M A T I O N (E X T R A C T) ^ .
Planning Zone: Residential 1 Zone (RZ1)
Schedule to the Residential 1 Zone applies
Planning Overlay: Melbourne Airport Environs Overlay (MAEO) and Schedule 2 (MAEO02)
Bushfire prone zone: This property is not in a designated bushfire prone area. No special bushfilre construction
requirements apply.
P R O J E C T D E S C R I P T I O N .
Proposed dual occupancy redevelopment has taken careful consideration of the site amenities and the
neighbourhood to ensure minimal impact will be caused to the neighbours.
The existing house and its driveway are to be demolished has an ordinary built form and facade. Concreted/paved
area segregates the lawn and in a way reduces enjoyable open spaces. The new proposal has improved this by
putting a double cross over in the middle to be shared by the two units, so that the green areas are on both sides of
the driveway which increase the aesthetics of the streetscape and thus enjoyment of residents. Privacy to the units
are also improved.
The existing 1.0m H brick and pillar boundary fence facing North Road to be repaired and to remain. All existing
trees will remain.
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Solar access to existing windows have been maintained. Private open spaces of the adjoining properties have not
be overshadowed more. This is due to considerable setback applied to the proposed first floor. The proposal has
considered the amenity and site layout carefully and it has optimised the land and retain vegetation, amenity and
solar access, and improved the streetscape.
Ground floor of these units to be constructed out of bricks to match the existing neighborhood and both units have
a an interesting layout and number of view out windows. The second unit will be approx 3m away from the North
boundary to be clear of the easement which is an improvement. The first floor will be cladded with FC board
rendered, The added volume has set back, providing a sense of villa / attic feeling to the new units with an intimate
appearance. A schedule of external finishes is attached together with the drawings.
Even though the first floor results in increase of overall building height by approx 2m it is noted that the new roof
will be gable and this helps reducing bulk and contributes to the existing streetscape by adding more visual
interest. Also it should not block the views of other units.
D E S I G N R E S P O N S E .
1. In compliance with the Melbourne Airport Environment Overlay Cl. 45.08-2 Buildings and works:
Proposed addition and new walls to comply with Section 3 of Australian Standard AS 2021-2000,
Acoustics - Aircraft Noise Intrusion
2. setting back of first floor to increase visual interest. Build form and gable roof is more interesting.
3. Usable balconies (Unit A 2mx3.2m and Unit B 2mX4m) are provided to first floor and accessible from
family rooms of both units, this is a good architectural planning and it is commonly omitted in dual
occupancy developments but the architect has put them in to maximise solar access and enjoyment of the
residence in this corner site.
4. Secure garage is provided to both units on the ground and accessible from inside of units. First floors are
separated. Again more visual interest.
5. FC sheets rendered to first floor helps to reduce bulkness and maintain the humble, friendly
neighborhood.
6. improved proposed to rear and side setbacks , private open spaces to both units allow for maximum
enjoyment to north / north west sun in the afternoon.
7. rear and side setbacks – increased - more solar access to adjoining neighbors and proposed units.
8. proportion of windows – good size windows enables maximum natural ventilation solar penetration into
bedrooms and study / family areas.
9. existing front lawn facing North Road to be retained and Ridge Drive elevation is rationalised.
10. Front set back and side set back of ground floor of Unit A is reduced only by 1m (ie new average setback
is 7m measured to the retained brick fence). Ground floor has been re-planed and spaces are
rationalised. Overall site coverage is unchanged at all.
11. there is no intention to remove any existing vegetation / major trees.
12. overshadowing – no additional overshading to POS and windows of Unit 2 and 3 or adjoining neighbours.
13. Other on site amenities
- Rubbish collection - separate bins area both Units A and B.
- There is sufficient space for storage for both Units A and B.
- There will be sufficient space for rainwater tanks for both Units A and B.
- carparking – two secure car spaces to both Units A and B.
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P L A N N I N G S C H E M E C L A U S E S .
Below we lists out all releveant Planning Scheme Clauses which has been carefully investifated in the Project
Description and Design Response section,
Clauses
Clause 20 Municipality Statement and Neighborhood characher
Unit A Unit B
Site coverage - Standard
B8
50.15% total (existing building area approx 42%)
52.82% total (existing impervious cover 55% )
Side and rear setbacks -
Standard B17
Rear:2m (G/F) ,Side:adj unit Rear:1.3m (G/F), Side: 3m
Rear:4m (1/F), Side: 4m Rear: 2.3m (1/F), Side:3m
Private Open Space -
Standard B28
39 sqm 38 sqm
Clause 55.01 Neighborhood characher and site description and design response
Clause 55.02 Neighborhood characher and site infrastructure
Clause 55.03 /Standard B7 Height increased by 2m approx.
55.03 /Standard B9 52.82% total (existing impervious cover 55% )
55.03 /Standard B10 Maximise of north and east facing windows and solar access to living and
kitchen areas and assessibility of open space
55.03 /Standard B13 Landscaping - rationalised
55.03 /Standard B14 Access to dwellings
55.03 /Standard B15 & B16 Parking
55.04 /Standard B17 & B18 Side and rear setback
55.04 /Standard B19 & B20 Daylight to existing windows & north facing windows, first floor balconies
are provided
55.04 /Standard B21 Shadow diagrams attached.
55.04 /Standard B22 & B23 Overlooking is prevented by installation of screens and high windows (sill
height 1.7m above FFL)
55.05 B25-30 maximum daylight to new windows, private open space, solar access and
storage, first floor balconies are provided
55.05 /Standard B31 Detailed design
The design of buildings, including:
• Facade articulation and detailing,
• Window and door proportions,
• Roof form, and
• Brick pillars, eaves and balconies,
Has demonstrate respect the existing or preferred neighbourhood
character.
55.05 /Standard B32 Not road zone, existing front fence, clause not applicable
55.05 /Standard B34 Site services - rubbish collection
C O N C L U S I O N .
The proposed dual occupancy development has proved to meet with the current Moonee Valley Planning Scheme
and the visions and objectives contained in its strategic planning for a sustainable future, both generally and
specifically. While the existing neighbourhood has already proved to be able to sustain a mix of residences
designs, and the proximity of this site to local shopping mall, parks and infrastructure such as Millera Road this
proposal provides opportunity to further improve the streetscape and diversify to the existing neighborhood through
good architectural design, details and facade treatments, with good proportions of building and roof forms. The
proposal has also taken advantage of the corner site by maximizing solar access into the area and improve the
amenities of the adjoining neighbors at the same time.
We support the development and we trust our truthful reasons are well elaborated in this report. We sincerely wish
the Council will consider the scheme as a whole. We considered this proposal, when completed after construction
will improve the living standards of the area by being able to demonstrate good examples of developments of the
like in the area.
Thank you.
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L I S T O F D R A W I N G S .
A P P E N D I X – S I T E P H O T O G R A P H S .
Photo 1
Subject site
Photo 2
North Road.
View (West)
from Ridge
Drive
Photo 3
North Road.
View (East)
from Ridge
Drive
Photo 4
Town house
development
opposite
subject site.
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7. TP Report - Proposed dual occupancy at 40 North Road Avondale Heights Page 7 of 7
Photo 5
Town house
development
opposite
subject site,
this photo
show subject
site as well.
Site
Ridge Drive Town House
Development
Photo 6
Subject site North Road
References:
Victorian Planning Schemes - Moonee Valley Planning Scheme
Land Channel, Victoria
Planning Report
Near Map
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