55.02-3 Dwelling diversity objective To encourage a range of dwelling sizes and types in developments of ten or more dwellings. Standard B3 Developments of ten or more dwellings should 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. - N/A Less than ten dwellings are proposed. 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 Standard B5 Does not comply Variation required Comments:
To limit views into existing secluded private open space and habitable room windows. existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the window, balcony, terrace, deck or patio. Views should be measured within a 45 degree angle from the plane of the window or perimeter of the balcony, terrace, deck or patio, and from a height of 1.7 metres above floor level. A habitable room window, balcony, terrace, deck or patio with a direct view into a habitable room window of existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the window, balcony, terrace, deck or patio should be either: Offset a minimum of 1.5 metres from the edge of one window to the edge of the other. Have sill heights of at least 1.7 metres above floor level. Have fixed, obscure glazing in any part of the window below 1.7 metre above floor level. Have permanently fixed external screens to at least 1.7 metres above floor level and be no more than 25 per cent transparent. Obscure glazing in any part of the window below 1.7 metres above floor level may be openable provided that there are no direct views as specified in this standard. Screens used to obscure a view should be: Perforated panels or trellis with a maximum of 25 per cent openings or solid translucent panels. Generally overlooking has been addressed for the development, however this excludes the north facing sitting room windows for apartment on 101 on the first floor which still has the potential for direct views into the 1st floor window of the adjoining property at 3 Flinders Parade. This could be addressed by either the further angling of the windows or providing a screening treatment. There is also a section of apartment 201 to overlook into the eastern upper floor window of2 bridge Road when considering the terrace area. Although there is screening to a height of 1.7m along most of this terrace along the east balustrade, a section has been left out which could provide for direct views into the habitable room window of this adjoining dwelling. Measures should be made to address this overlooking.
to support thermal comfort and reduce the urban heat island effect. top gardens and improve on-site storm water infiltration. Maximise deep soil areas for planting of canopy trees. Integrate planting and water management. Developments should provide the deep soil areas and canopy trees specified in Table B5. If the development cannot provide the deep soil areas and canopy trees specified in Table B5, an equivalent canopy cover should be achieved by providing either: Canopy trees or climbers (over a pergola) with planter pits sized appropriately for the mature tree soil volume requirements. Vegetated planters, green roofs or green facades. soil areas total 39sqm with a dimension of under 3 metres – requiring a variation to the total area and dimension. Planting has been provided via a submitted landscape plan, with provisions made for five (5) moonah trees. Although these tress have been provided, it is considered that the proposal should meet the minimum requirements of the standard to complement the existing landscape character of Barwon Heads, particularly given the sites exposed position. Additional tree planting and deep soil areas would be of a benefit to the proposal. Clause 55.07-5 Integrated water and stormwater management objectives To encourage the use of alternative water sources such as rainwater, stormwater and recycled water. To facilitate stormwater collection, utilisation and infiltration within the development. To encourage development that reduces the impact of stormwater on the drainage system and filters sediment and waste from stormwater prior to discharge from the site. B39 Buildings should be designed to collect rainwater for non-drinking purposes such as flushing toilets, laundry appliances and garden use. Buildings should be connected to a non-potable dual pipe reticulated water supply, where available from the water authority. The stormwater management system should be: Designed to meet the current best practice performance objectives for stormwater quality as contained in the Urban Stormwater – Best Practice Environmental Management Guidelines (Victorian Stormwater Committee 1999) as amended. Complies Council's Engineering Department has provided support and conditions relating to appropriate water and stormwater management. It is considered that the proposal meets this objective and standard.
Noise levels should be assessed in unfurnished rooms with a finished floor and the windows closed. Clause 55.07-7 Accessibility Objective To ensure the design of dwellings meets the needs of people with limited mobility. B41 At least 50 per cent of dwellings should have: A clear opening width of at least 850mm at the entrance to the dwelling and main bedroom. A clear path with a minimum width of 1.2 metres that connects the dwelling entrance to the main bedroom, an adaptable bathroom and the living area. A main bedroom with access to an adaptable bathroom. At least one adaptable bathroom that meets all of the requirements of either Design A or Design B specified in Table B7. Complies The proposed floorplans demonstrate compliance with the design options within Table B7 of this standard, creating dwellings that meet the design of people with limited mobility. Clause 55.07-8 Building entry and circulation objectives To provide each dwelling and building with its own sense of identity. To ensure the internal layout of buildings provide for the safe, functional and efficient movement of residents. To ensure internal communal areas provide adequate access to daylight and natural ventilation. B42 Entries to dwellings and buildings should: Be visible and easily identifiable. Provide shelter, a sense of personal address and a transitional space around the entry. The layout and design of buildings should: Clearly distinguish entrances to residential and areas. Provide windows to building entrances and lift areas. Provide visible, safe and attractive stairs from the entry level to encourage use by residents. Provide common areas and corridors that: Include at least one source of natural light and natural ventilation. Avoid obstruction from building services. Complies The apartment building and individual apartments are provided with clear and identifiable access points, each with their own sense of address. The opportunity for passive surveillance within the building has been provided with clear glazing being provided within the ground floor lobby area. The internal lobby areas are provided with ventilation and natural light via south and north facing windows.
public transport and community infrastructure and services. 55.02-3 Dwelling diversity objective To encourage a range of dwelling sizes and types in developments of ten or more dwellings. Standard B3 Developments of ten or more dwellings should 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. Complies The proposal ensures most dwellings are accessible at grade, 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. Complies The development is addressed to Stevens Street, with pedestrian and vehicle links to the street provided. There is no high front fencing proposed for this development.
Clause 55 - ResCode Assessment – Two or More Dwellings on a Lot The development is required to be assessed against Clause 55 as set out below: 55.02-1 Neighbourhood character objectives To ensure that the design respects the existing neighbourhood character or contributes to a preferred neighbourhood character. To ensure that the design responds to the features of the site and the surrounding area. Standard B1 The design response must be appropriate to the neighbourhood and the site. The proposed design must respect the existing or preferred neighbourhood character and respond to the features of the site. Does not comply It is considered that the proposal is not respectful of the existing neighbourhood character. The private open space for dwellings fronting High Street is located within the front setback which is not consistent with adjoining developments. The intensity of the development is also out of character for an area which is identified as an area of Incremental Change. 55.02-2 Residential policy objectives To ensure that residential development is provided in accordance with any policy for housing in the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To support medium densities in areas where development can take advantage of public transport and community infrastructure and services. Standard B2 An application must be accompanied by a written statement to the satisfaction of the responsible authority that describes how the development is consistent with any relevant policy for housing in the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. Complies As set out above, the application complies with the planning policy framework. The required written statement has been provided.
To contain noise sources in developments that may affect existing dwellings. To protect residents from external noise. 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. as service lane and vegetation. It is therefore considered that habitable rooms are located far enough away from the noise source to have any adverse amenity issues. 55.05-1 Accessibility objective To encourage the consideration of the needs of people with limited mobility in the design of developments. Standard B25 The dwelling entries of the ground floor of dwellings and residential buildings should be accessible or able to be easily made accessible to people with limited mobility. Complies The entries to the ground floor of the dwellings are accessible to those with limited mobility. 55.05-2 Dwelling entry objective To provide each dwelling or residential building with its own sense of identity. Standard B26 Entries to dwellings and residential buildings should: Be visible and easily identifiable from streets and other public areas. Provide shelter, a sense of personal address and a transitional space around the entry. Does not comply Comments: All dwelling entrances are obscured from the street. Whilst a pathway is provided from the street to the internal accessways it is not considered that entries to the dwellings are easily identifiable from the street. 55.05-3 Daylight to new windows objective To allow adequate daylight into new habitable room windows. Standard B27 A window in a habitable room should be located to face: An outdoor space clear to the sky or a light court with a minimum area of 3 square metres and minimum dimension of 1 metre clear to the sky, not including land on an abutting lot, or Complies All habitable room windows face an outdoor space of the required dimensions, allowing light into habitable rooms.
Clause 55.07-7 Accessibility To ensure the design of dwellings meets the needs of people with limited mobility At least 50 per cent of dwellings should have: clear opening width of at least 850mm at the entrance to the dwelling and main bedroom. A clear path with a minimum width of 1.2 metres that connects the dwelling entrance to the main bedroom, an adaptable bathroom and the living area. A main bedroom with access to an adaptable bathroom. At least one adaptable bathroom that meets all of the requirements of either Design A or Design B specified in Table B7. The plans submitted have not been clearly dimensioned to show compliance with this standard. However it is considered that the dwelling design does provide a clear path from the dwelling entrance to a main bedroom and that bathrooms can be adaptable to meet the requirements of either Design A or Design B specified in Table B7. 55.07-8 Building entry and circulation To provide each dwelling and building with its own sense of identity. To ensure the internal layout of buildings provide for the safe, functional and efficient movement of residents. To ensure internal communal areas provide adequate access to daylight and natural ventilation. Entries to dwellings and buildings should: Be visible and easily identifiable. Provide shelter, a sense of personal address and a transitional space around the entry. The layout and design of buildings should: Clearly distinguish entrances to residential and areas. Provide windows to building entrances and lift areas. Provide visible, safe and attractive stairs from the entry level to encourage use by residents. Provide common areas and corridors that: As discussed above it is not considered that the dwelling entrances are clearly visible and easily identifiable. There are no lifts provided with all access to first floor being via stairs. There are no foyer areas with each dwelling having individual access from internal accessways.
Dwellings and residential buildings close to busy roads, railway lines or industry should be designed to limit noise levels in habitable rooms. 55.05-1 Accessibility objective To encourage the consideration of the needs of people with limited mobility in the design of developments. Standard B25 The dwelling entries of the ground floor of dwellings and residential buildings should be accessible or able to be easily made accessible to people with limited mobility. Complies The entries to the ground floor of the dwellings are accessible to those with limited mobility. 55.05-2 Dwelling entry objective To provide each dwelling or residential building with its own sense of identity. Standard B26 Entries to dwellings and residential buildings should: Be visible and easily identifiable from streets and other public areas. Provide shelter, a sense of personal address and a transitional space around the entry. Does not comply The existing dwelling entry will be completely hidden from the street. The pedestrian walkway is not considered to provide the existing dwelling with its own identity or sense of address. Any potential visitors are required to walk down the proposed path for a length of approximately 12.5m, then turn left and walk for a length of approximately 13m and then turn right to arrive at the dwelling entrance. The objective cannot be met. 55.05-3 Daylight to new windows objective To allow adequate daylight into new habitable room windows. Standard B27 A window in a habitable room should be located to face: An outdoor space clear to the sky or a light court with a minimum area of 3 square metres and minimum Complies All habitable room windows face an outdoor space of the required
dimension of 1 metre clear to the sky, not including land on an abutting lot, or A verandah provided it is open for at least one third of its perimeter, or A carport provided it has two or more open sides and is open for at least one third of its perimeter. dimensions, allowing light into habitable rooms. 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 40 square metres, with one part of the private open space to consist of secluded private open space at the side or rear of the dwelling or residential building with a minimum area of 25 square metres, 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. Does not comply Variation required The required 25sqm has not been achieved. The upper floor deck proposed for the new dwelling is 5.25m wide and then tapers to 4.25m with a length of 5.2m. This results in an overall SPOS area of 24sqm which is just short of 25sqm. Clause 55.05-5 Solar Access to Open Space To allow solar access into the secluded private open space of Standard B29 The private open space should be located on the north side of the dwelling or residential building, if appropriate. Complies The proposed secluded private open space receives adequate solar