Owner: D Pupovac and N Pupovac Zone: Residential Growth Zone, Schedule 2 Overlays: Nil Existing Use: Single dwelling and outbuildings Proposed Use: Buildings and Works for the Construction of Sixteen (16) Dwellings and Sixteen (16) Lot Subdivision Summary The subject site is located on the south side of Meadowvale Drive, 370m west of the intersection with Pioneer Road in Grovedale. The location is 460m walk south of the Waurn Ponds Shopping complex which is classified as a Sub-regional Centre (City of Greater Geelong Retail Activity Centre Hierarchy Cl 21.07-8). Given its location, the site is included in the Waurn Ponds Increased Housing Diversity Area (IHDA). The site is located in the Residential Growth Zone, Schedule 2. Land to the south of the site is located in the General Residential Zone Schedule 1, and there are no overlays affecting the subject site or surrounding land. The subject site is of irregular wedge shape with a frontage to Meadowvale Road of 28m, and average depth of 113m. The site contains a single dwelling an outbuildings on an area of 4,875sqm. The site has a consistent fall of approximately 7m from the south east rear corner of the lot to the street frontage. Surrounding land is generally developed with single dwellings and outbuildings with lot sizes varying. Land to the west of the subject site fronting Meadowvale Drive are of larger size similar to the development site. The application seeks approval under the Residential Growth Zone, schedule 2 for the development of sixteen dwellings on the site with associated subdivision. The development proposes the following dwelling layouts: 3 x Two bedroom with single garage car park; 12 x Three bedroom with single garage and tandem car park space; 1 x Three bedroom with double garage
Dwelling diversity objective To encourage a range of dwelling sizes and types in developments of ten or more dwellings. provide a range of dwelling sizes and types, including: Dwellings with a different number of bedrooms. At least one dwelling that contains a kitchen, bath or shower, and a toilet and wash basin at ground floor level. or by one step up and provides a choice of dwellings with either two or three bedrooms. 55.02-4 Infrastructure objectives To ensure development is provided with appropriate utility services and infrastructure. To ensure development does not unreasonably overload the capacity of utility services and infrastructure. Standard B4 Development should be connected to reticulated services, including reticulated sewerage, drainage, electricity and gas, if available. Development should not unreasonably exceed the capacity of utility services and infrastructure, including reticulated services and roads. In areas where utility services or infrastructure have little or no spare capacity, developments should provide for the upgrading of or mitigation of the impact on services or infrastructure. Complies The site is serviced by the required infrastructure and the application has been referred to Council’s Engineers who have not raised any concern about the ability of the site to be drained. Conditions of permit cover off on this issue. 55.02-5 Integration with the street objectives To integrate the layout of development with the street. Standard B5 Developments should provide adequate vehicle and pedestrian links that maintain or enhance local accessibility. Development should be oriented to front existing and proposed streets. High fencing in front of dwellings should be avoided if practicable. Development next to existing public open space Complies The development is designed to address Meadowvale Drive Street, with pedestrian and vehicle links to the street provided. There is no high front fencing proposed for this development.
from a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings. should be set back from side or rear boundaries: At least the distance specified in a schedule to the zone, or If no distance is specified in a schedule to the zone, 1 metre, plus 0.3 metres for every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres. Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel or water tanks, and heating or cooling equipment or other services may encroach not more than 0.5 metres into the setbacks of this standard. Landings having an area of not more than 2 square metres and less than 1 metre high, stairways, ramps, pergolas, shade sails and carports may encroach into the setbacks of this standard. with the formula contained in the standard. 55.04-2 Walls on boundaries objective To ensure that the location, length and height of a wall on a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings. Standard B18 A new wall constructed on or within 200mm of a side or rear boundary of a lot or a carport constructed on or within 1 metre of a side or rear boundary of lot should not abut the boundary: For a length of more than the distance specified in a schedule to the zone; or Complies The requirements of the standard have been achieved. The maximum wall length on the south west boundary is 6.5 metres and it has a maximum height of 3 metres. The maximum wall length on the north east boundary is 8.4 metres and it has a maximum height of 3 metres.
property boundary where there is a visual barrier at least 1.8 metres high and the floor level of the habitable room, balcony, terrace, deck or patio is less than 0.8 metres above ground level at the boundary. 55.04-7 Internal views objective To limit views into the secluded private open space and habitable room windows of dwellings and residential buildings within a development. Standard B23 Windows and balconies should be designed to prevent overlooking of more than 50 per cent of the secluded private open space of a lower-level dwelling or residential building directly below and within the same development. Complies Internal views have been considered in the design solution and there is no internal overlooking. 55.04-8 Noise impacts objective To contain noise sources in developments that may affect existing dwellings. To protect residents from external noise. Standard B24 Noise sources, such as mechanical plant, should not be located near bedrooms of immediately adjacent existing dwellings. Noise sensitive rooms and secluded private open spaces of new dwellings and residential buildings should take account of noise sources on immediately adjacent properties. Dwellings and residential buildings close to busy roads, railway lines or industry should be designed to limit noise levels in habitable rooms. Reasonable impacts expected in Residential Growth Zone Noise impacts will be present given the density of persons and vehicle movements likely to occur at the site. 55.05-1 Accessibility objective To encourage the consideration of the needs of people with limited Standard B25 The dwelling entries of the ground floor of dwellings and residential buildings should be accessible or able to be Complies The entries to the ground floor of the dwellings are accessible to those with limited mobility.
Design Detail To encourage design detail that respects the existing or preferred neighbourhood character. The design of buildings, including: Façade articulation and detailing, Window and door proportions, Roof form, and Verandahs, eaves and parapets, should respect the existing or preferred neighbourhood character. Garages and carports should be visually compatible with the development and the existing or preferred neighbourhood character. Complies The proposed development is considered to respect the preferred neighbourhood through the appropriate use and design of façade articulation & detailing, window and door proportions, roof form and verandahs, eaves and parapets. Porticos and roof forms are varied throughout the development along with feature render to allow some individuality to the dwellings. The garages are considered to be visually compatible with the development and neighbourhood character. 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. - N/A No front fence is proposed. 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 B34 The design and layout of dwellings and residential Complies The dwelling layout and design provides for sufficient space and