Friday 10am – 5.30pm Saturday 9.30am – 12pm Sunday Closed It is considered uncommon and unorderly for a gym with 24 hour 7 day a week access to share an entry and exit point with unrelated uses to their operation. When considering orderly planning under Clause 65, the operation of the exit and entry point and safety and security of patrons and public is relevant. The location of the entry and exit point is adjacent to a residential area with poor passive surveillance outside general business operating hours. A typical gym setting would have people entering and exiting the gym directly, making safety and security straight forward. The proposal allows entry to a building shared by two unrelated uses, with the potential for more if tenancies become occupied. It is considered that the proposed 24 hour 7 day a week operation of the fitness studio is inappropriate as it will create an unsafe environment for the two uses currently operating within the building who share the one entry and exit point, by providing potential for the building to be occupied by unwanted persons and dangerous encounters. Legislative Issues The Planning and Environment Act 1987 and the Greater Geelong Planning Scheme are the relevant documents under which Council must consider this application. Conclusion It is considered from the assessment of the proposal, that the amendment to Condition 2 to allow 24 hour access to the gym 7 days a week will create safety and amenity impacts as well as create an unorderly planning outcome. As such, it is recommended that the proposed amendment be refused. Application No: PP-1118-2017 Applicant: R Tirabassi Subject Land: 65 Ontario Avenue, CORIO Owner: R Tirabassi and M Tirabassi Zone: Residential Growth Zone – Schedule 2 Overlays: N/A Existing: Dwelling Proposal: Buildings and Works for the Construction of Three (3) Dwellings at the Rear of an Existing Dwelling
55.03-4 Permeability objectives To reduce the impact of increased stormwater on the drainage system. To facilitate on-site stormwater infiltration. Standard B9 At least 20 per cent of the site should not be covered by impervious surfaces. Complies The site retains 26 per cent permeability, assisting in on site stormwater filtration. 55.03-5 Energy efficiency objectives To achieve and protect energy efficient dwellings and residential buildings. To ensure the orientation and layout of development reduce fossil fuel energy use and make appropriate use of daylight and solar energy. Standard B10 Buildings should be: Oriented to make appropriate use of solar energy. Sited and designed to ensure that the energy efficiency of existing dwellings on adjoining lots is not unreasonably reduced. Living areas and private open space should be located on the north side of the development, if practicable. Developments should be designed so that solar access to north-facing windows is maximised. Complies The dwellings are designed to take advantage of solar energy and living rooms and private open space areas and located to receive northern light. The north facing balconies for dwelling 2 and 3 are entirely screened to the north and therefore limits and direct sunlight into the living room. The north facing window for Dwelling 4 is a highlight window, again limiting sunlight into the living room. All the north facing windows on the third storey are obscured glazed, which limits direct sunlight into the bedrooms. 55.03-6 Open space objective To integrate the layout of development with any public and communal open space provided in or adjacent to the development. Standard B11 If any public or communal open space is provided on site, it should: Be substantially fronted by dwellings, where appropriate. Provide outlook for as many dwellings as practicable. Be designed to protect any natural features on the site. Be accessible and useable. - N/A There is no communal open space requiring consideration. 55.03-7 Safety objective To ensure the layout of development provides for Standard B12 Entrances to dwellings and residential buildings should not be obscured or isolated Does not comply Comments: The entrances to dwellings 2, 3 and 4 are obscured and isolated from the street and internal
simultaneously constructed walls or carports, whichever is the greater. A new wall or carport may fully abut a side or rear boundary where slope and retaining walls or fences would result in the effective height of the wall or carport being less than 2 metres on the abutting property boundary. A building on a boundary includes a building set back up to 200mm from a boundary. The height of a new wall constructed on or within 200mm of a side or rear boundary or a carport constructed on or within 1 metre of a side or rear boundary should not exceed an average of 3.2 metres with no part higher than 3.6 metres unless abutting a higher existing or simultaneously constructed wall. 55.04-3 Daylight to windows objective To allow adequate daylight into existing habitable room windows. Standard B19 Buildings opposite an existing habitable room window should provide for a light court to the existing window that has a minimum area of 3 square metres and minimum dimension of 1 metre clear to the sky. The calculation of the area may include land on the abutting lot. Walls or carports more than 3 metres in height opposite an existing habitable room window should be set back from the window at least 50 per cent of the height of the new wall if the wall is within a 55 degree arc from the centre of the existing window. The arc may be swung to within 35 degrees of the plane of the wall containing the existing window. Where the existing window is above ground floor level, the wall height is measured from the floor level of the room containing the window. Complies The required light courts have been achieved and all windows have access to the required level of daylight. All windows provide light to all rooms however at the expense of the internal amenity for the future residents. All windows on the second and third storey have been designed to comply with the overlooking standard. All windows are either highlight or obscured glazed. This results in a poor outlook from all these windows. The upper floor bathrooms, even though are not habitable rooms, do not have a window or skylight. 55.04-4 Standard B20 - N/A
A carport provided it has two or more open sides and is open for at least one third of its perimeter. 55.05-4 Private open space objective To provide adequate private open space for the reasonable recreation and service needs of residents. B28 A dwelling or residential building should have private open space of an area and dimensions specified in the schedule to the zone. If no area or dimensions are specified in the schedule to the zone, a dwelling or residential building should have private open space consisting of: An area of 20 square metres, of secluded private open space at the side or rear of the dwelling or residential building with a minimum dimension of 3 metres and convenient access from a living room, or A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room, or A roof-top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room. Complies Existing Dwelling The proposed development has been provided with the 29 square metres secluded private open space with a minimum dimension of 3 metres and is therefore in accordance with the standard. The dwelling also has 78 square metres of private open space within the front setback. Does not comply Dwelling 2 and 3 The proposed development has been provided with the minimum 8 square metres of secluded private open space with a dimension of 2 metres. The private open space has been reduced to 6.5 square metres with the clothesline on the balconies. Private open space should allow for reasonable recreation and service needs of the residents. Whilst the clothesline is providing a service to the future residents, and would most likely be able to be folded down, realistically this clotheslines will be up a majority of the time as it would be to service a two bedroom dwelling. With no other outdoor area, this will be the only place for the clothesline. Given that dwelling 2 and 3 have been provided with the minimum requirement for private open space, reducing this space with a clothesline is unacceptable within this development. Complies Dwelling 4 The proposed development has been provided with the minimum 8 square metres on a western balcony. It also has 38 square metres of private open space to the rear of the site, this isn’t convenient access from a living room and therefore does not add to the secluded private open space calculation. Clause 55.05-5 Standard B29 Complies
medium density can have a greater impact on neighbourhood character than traditional detached housing. The character objectives of the IHDA is for development to become more intense and evolve overtime however it should also be appropriate mass and created a positive architectural and urban design contribution to the IHDA. Clause 55.06-2 Front Fences To encourage front fence design that respects the existing or preferred neighbourhood character. Standard B32 The design of front fences should complement the design of the dwelling or residential building and any front fences on adjoining properties. A front fence within 3 metres of a street should not exceed: Streets in a Road Zone, Category 1: 2 metres. Other streets: 1.5 metres. Does not comply Comments: The existing 1.8 metre wire front fence is to be retained. This is a poor urban design outcome and the development has opportunity to create a better outcome. Clause 55.06-3 Common Property To ensure that communal open space, car parking, access areas and site facilities are practical, attractive and easily maintained. To avoid future management difficulties in areas of common ownership. B33 Development should clearly delineate public, communal and private areas. Common property, where provided, should be functional and capable of efficient management. Complies The common property area provided as part of this development is practical and could easily be maintained. Clause 55.06-4 Site Services To ensure that site services can be installed and easily maintained. To ensure that site facilities are accessible, adequate and attractive. B34 The design and layout of dwellings and residential buildings should provide sufficient space (including easements where required) and facilities for services to be installed and maintained efficiently and economically. Bin and recycling enclosures, mailboxes and other site facilities should be adequate in size, durable, waterproof and blend in with the development. Does not comply Comments: Whilst the existing dwelling and dwelling 4 had adequate room for bin storage, whilst not shown, dwelling 2 and 3 are already lacking space. It is unclear where the bins would be stored.