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Desypher Architecture

Response to 52.06 CAR PARKING

3 Unit Development

152 Bentinck Street, Wallan

Purpose

• To ensure that car parking is provided in accordance with the Municipal

Planning Strategy and the Planning Policy Framework

• To ensure the provision of an appropriate number of car parking spaces

having regard to the demand likely to be generated, the activities on the

land and the nature of the locality

• To support sustainable transport alternatives to the motor car

• To ensure that car parking does not adversely affect the amenity of the

locality

• To ensure that the design and location of car parking is of a high standard,

creates a safe environment for users and enables easy and efficient use

52.06-1 Scope

Clause 52.06 applies in this case to a new use

52.06-2 Provision of car parking spaces

Before the new use commences the number of car parking spaces required under

Clause 52.06-5 or in a schedule to the Parking Overlay must be provided to the

satisfaction of the responsible authority on the land

52.06-5 Number of car parking spaces required under Table 1

Table 1 of this clause sets out that

2 car spaces have been provided for each three-bedroom dwelling – ie 6 car

spaces on the site

52.06-8 Requirement for a car parking plan

Plans must be prepared to the satisfaction of the responsible authority before the

new use commences

The plans show, as appropriate:

All car parking spaces that are proposed to be provided

Access lanes, driveways and associated works

Any landscaping and water sensitive urban design treatments

Finished levels

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52.06-9 Design Standards for Car Parking

Plans prepared in accordance with Clause 52.06-8 must meet the design

standards of Clause 52.06-9, unless the responsible authority agrees otherwise.

Design Standard 1 – Accessways

Accessways must:

are at least 3 metres wide

Have a corner splay or area at least 50 per cent clear of visual obstructions

extending at least 2 metres along the frontage road from the edge of an exit

lane and 2.5 metres along the exit lane from the frontage, to provide a clear

view of pedestrians on the footpath of the frontage road. The area clear of

visual obstructions may include an adjacent entry or exit lane where more

than one lane is provided, or adjacent landscaped areas, provided the

landscaping in those areas is less than 900mm in height

Design Standard 2 – Car Parking Spaces

Car parking spaces and accessways must have the minimum dimensions as outlined

in Table 2.

Car spaces are 2.6m width and 4.9m in length

Car spaces in garages or carports are at 6 metres long and 3.5 metres wide

for a single space measured inside the garage or carport

Where parking spaces are provided in tandem (one space behind the other)

an additional 500 mm in length is provided between each space

Where two or more car parking spaces are provided for a dwelling, at

least one space is under cover:

Unit 1 – one garaged and on tandem space

Unit 2 – one garaged and one tandem space

Unit 3 – one carport, one garage and two tandem space

Design Standard 3 - Gradients

Although this standard is met it does not apply to accessways serving three

dwellings or less

Design Standard 5 - Urban Design

Ground level car parking, garage doors and accessways does not visually

dominate public space.

Design of car parks considers entry points to the dwellings

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Design standard 6: Safety

Car parking is well lit

The design of car parks maximises natural surveillance and pedestrian visibility

from Units 1 and 2.

Design standard 7: Landscaping

The areas adjacent to car spaces provides for potential water sensitive

urban design treatment and landscaping.

Landscaping and trees provide shade and shelter, soften the

appearance in proximity of car parking and aid in the clear identification

of pedestrian paths.

Spacing of trees is determined having regard to the expected size of the

selected species at maturity

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Desypher Architecture

Response to Wallan Town Centre Masterplan and UDF

3 Unit Development 152 Bentinck Street, Wallan

The Wallan Town Centre Masterplan and UDF has identified the subject land as

being earmarked for higher density residential development

Vision

“The strategic positioning of the Wallan Town Centre means it will not only service

the needs of the immediate existing and future resident and business community of

Wallan but will also be the major service centre for the southern catchment of the

Lower Hume Region. The town centre will be a central destination for activity,

providing a vibrant and thriving range of businesses, services and facilities”

THE MASTERPLAN

2.2.3 Unlocking Underutilised Sites

The site is identified as an under-utilized area within the masterplan and provides

opportunity for high density development. The proposal which is to develop a

portion of the existing site for two new dwellings is in line with this objective as it

allows a higher density development of the portion of the site without jeopardizing

development of the balance of the site

2.6.4 Supporting Town Centre Function

The site is earmarked as “Supporting Town Centre”

The Supporting Town Centre Precinct includes the eastern portion between Bentinck

and Windham Streets between William and Queen Streets.

The intent for the Supporting Town Centre Precinct relates to its physical position

adjoining the core, acting as an intermediary between the projected development

of the Town Centre Core precinct and the existing residential areas.

The Masterplan seeks to encourage a multi residential development

The role is to:

• Provide an intermediary area between areas of higher commercial and

business activity within the core and gateway precincts, to quieter residential

and community areas within Wallan.

• Provide the opportunity for higher density residential living close to services

• Deliver areas of mixed use, with high quality residential design

Land in the eastern portion of the precinct is expected to deliver a range of higher

density residential forms

We accept that higher density housing plays a key role in increasing the vibrancy in

the Town Centre

Given the easy walking distances to community and commercial services, it is a

sensible location for higher density housing

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URBAN DESIGN FRAMEWORK

OVERALL DESIGN OBJECTIVES

3.1.1 Built Form and Materials. This proposal;

Incorporates the use of natural and textured materials including brick, render,

weatherboards

Façade designs incorporate horizontal and vertical articulation/features,

including columns, framing etc

Architectural articulation is proportionate to the lot size and be contemporary

in design, using simple building details

Excessive decoration and historical reproduction styles is not present

Unit 1 located on the corner site addresses both street frontages for the most

part

Side elevations which are visible from the street incorporate varying material

treatments and building articulation

Entries are positioned to face the primary street

Façades incorporate elements including verandahs to visually break up long

walls and provide continuous weather protection. Façades to have a

dominantly horizontal emphasis at street level

3.1.2 Street Environment. This proposal;

Presents street address with clear sense of entry. Primary pedestrian entrances

located off the main streets and are visually prominent

Provide visual permeability at street level by providing (predominantly) glazed

façades which present an open active frontage

Walking, cycling and driving experience enhanced by format and grain of

buildings

3.1.4 Landscaping (for this site)

Understorey planting is typically hardy native or indigenous species in

consideration of dry summers, minimising additional water use, and of low

maintenance.

Robust and drought tolerant planting which is linked to water sensitive urban

design systems that will capture

3.1.5 Environmental and Water Sensitive Design

rainwater tanks for stormwater harvesting and reuse for toilet flushing are

proposed

the proposal will no doubt be assessed against the 10 sustainable Building

Categories Council ESD requirements for WSUD

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3.2 CHARACTER PRECINCTS

3.2.4 Supporting Town Centre Function

Built Form

A combination of small and medium format buildings which support home

business and mixed uses at ground floor and residential above

Increased residential density within the precinct by proposing two new

dwellings at this point with density of 1 dwelling per 300m2 with potential for

balance of the site to be developed at a rate of 6 dwellings per 1400m2

This proposal being on the periphery of the site is for two new single storey

dwellings. The balance of the site when developed will no doubt provide

variations to this including double storey configurations

Improve on current provision of higher density housing

Street Interfaces

Blank walls to the street frontage avoided with clear articulation in façades to

break up surfaces

Development which incorporates a mix of materials and windows to front the

street

Single storey height on periphery of site

Off-street parking not required with transitional landscape to building entries

Materiality

Good visual permeability to frontages

Contrast in materials

Detail at eye level and quality of material finish

Landscape

Meaningful landscaping within front setbacks

Development which presents a green edge to the street, which contributes to

the pubic realm

CONCLUSION

The proposed development is in line with the overall aims of the WTCM and UDF in

that:

• it presents a proposal for two dwellings on a portion of the land equating to

one dwelling per 300m2 approximately whilst not jeopardizing a future

development on the balance of the land 1400m2 (occupied by a single

dwelling) of between 6-8 dwellings

• the proposal addressed its primary frontage - Bentinck Street actively

• uses quality materials and building articulation

• and is enhanced by intense landscape design

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nativegreen

Level 1 281 Lygon Street

brunswick east 3057

t: 03 9013 6610

m: 0424 646 612

info@desypher.com.au

www.desypher.com.au

abn: 63 062 248 980

NATIVEGREEN

May 11, 2020

Sarah Tomlinson

Senior Statutory Planner

Mitchell Shire Council

113 High Street, Broadford 3658

Re: Landscape Design, 156 Bentinck Street Wallan

Dear Sarah

We have been engaged by Desypher Architecture to provide a concept

landscape design to accompany the planning application for the above

address, acknowledging that a completed design will be finalised for

endorsement in response to permit conditions

Our brief was to consider that the land occupied by “unit 3” an existing single

storey dwelling, is likely to be developed in future as a higher density solution

Furthermore, we have been informed that 14 existing trees on site have been

removed within the past 12 months and 4 trees have been retained. These

have been documented on our landscape design.

Our response has been to propose an intense landscape design for the areas

in direct proximately of Units 1 and 2, including significant tall and canopy

trees along the Bentinck Street and William Street frontages.

We have refrained from proposing a planting schedule for Unit 3 as the

surrounds already contain existing planted garden beds and grassed areas.

To propose a landscape design beyond this would not serve any long-term

purpose as it is likely to be completely upturned by a future design based on a

higher density solution

In relation to existing neighbouring trees and existing trees retained on site,

they are of sufficient distance from any proposed works. Nevertheless,

protective fencing will be erected around the tree protection zones of each

of the retained trees south west of Unit 2

Signed

Alma Muranovic

Office Manager

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SCALE

Rev Description Date By PROJECT NO.

DATE DRAWN BY CAD NO

PROJECT

DRAWING NO.Authorisation by:

Verification oflatest amendment:

© 2017 Native Green All rights reservedThis drawing must not be copied or used without permissionDo not scale from the drawings, refer to given dimensionsAll dimensions must be checked on site before commencement of any workDiscrepancies should be reported immediately to Landscape Architect for interpretationThis document shall be read in conjunction with the other documents and specifications

Level 1, 281 Lygon StreetBRUNSWICK EAST 3057

tel: 03 9013 3711info@nativegreen.com.auwww.nativegreen.com.auL A N D S C A P E D E S I G N

NATIVEGREEN1 OF 1

00CNG-152BENTINCKIN1:100 07/2019

MC-152BENTINCK

CONCEPT LANDSCAPE DESIGN, 3 DWELLINGS152 BENTINCK STREET WALLAN

IN15052020ISSUED FOR PLANNING PERMIT APPROVAL A----------------

CANOPY TREE

Symbols Legend

MULCHED GARDEN BED

EXIST TREE DEMOLISH

LAWN

COLOURED CONCRETECRUSHED ROCK RIVER PEBBLES

PAVING STEP STONE PAVERS TILING

DECKING

TALL TREE MEDIUM SHRUB LOW SHRUB

GROUND SHRUB TUFTING PLANT CLIMBER

GROUND COVER

CLOTHES LINE

EXIST TREE RETAINED

Healthy well grown tree specimensfree of pests and diseases withacceptable root shoot ratios. Ensureall labels removed

Saucer shaped berm min 100mm highat circumference of root ball

75mm organic mulch min 1m diameterkeep 25mm min clear of trunk base

Trees well watered prior to and afterplanting

Planting hole to be:3 times root ball dia in compactedsoils where practicable2 times root ball dia in other soils

Backfill hole with exist site soil brokenup to friable texture. Pack around rootball to stabilise and allow backfill tosettle naturally or compact lightly. Ripwalls of planting hole to allow roots topenetrate

Position root ball crown level withsurrounding surface level and baseupon undisturbed or re-firmed soil

Stake trees with 2 of 50x50x1800mmchisel pointed hardwood stakes driven600mm into ground outside of root ball

Tie trees with flexible canvas or rubberties in a figure 8. Secure ties to stakesby wrapping around stakes and nailing

Saucer shaped berm min 100mm high atcircumference of root ball

Healthy well grown shrub specimens free of pestsand diseases with acceptable root shoot ratios.Ensure all labels removed. Trees well watered prior toand after planting

Backfill hole with exist site soil broken up to friabletexture. Pack around root ball to stabilise and allowbackfill to settle naturally or compact lightly. Rip wallsof planting hole to allow roots to penetrate

Position root ball crown level with surrounding surfacelevel and base upon undisturbed or re-firmed soil

Planting hole to be:3 times root ball dia in compacted soils wherepracticable2 times root ball dia in other soils

75mm organic mulch min 1m diameter keep25mm min clear of trunk base

Healthy well tube stock specimen free of pests anddiseases with acceptable root shoot ratios. Ensure alllabels removed and outer roots loosened. Ensurewell watered prior to and after planting

Backfill hole with exist site soil broken up to friabletexture. Pack around root ball to stabilise.

75mm organic mulch min 1m diameter keep25mm min clear of tube

Planting hole to be 100mm in dia and 30mmdeeper than tube rootball

EQ.EQ.

150m

m

Pavement or garden bed edging

75mm organic mulch min 1m diameter keep25mm min clear of tube

min

Groundcover plants to be spaced in diagonallyin equilateral triangle formation

RAINWATER TANK

BIN

bent

inck

stre

etwilliam street

EXISTING TREESTREES 1 AND 2 ARE TO BE RETAINEDTREES 3-14 HAVE BEEN REMOVEDTREES 15 AND 16 ARE TO BE RETAINED

SITE TRIANGLE

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bent

inck

stre

etwilliam street

GARAGEUNIT 1Area GF AREA

Development Summary

126m2 23m2Secluded POS25m2 +28m2 = 53m2

UNIT 2 57m2 25m2UNIT 3 59m2 490m2

23m229m2

POS80m281m2

TOTAL BUILDING AREA (incl verandahs, carport, sheds & garages)SITE AREA

43m2640m2 (32%) 2001m2

PERMEABLE AREA 1318m2 (66%)GARDEN AREA 1207m2 (60%)

OTHER IMPERVIOUS SURFACES

315m2

SITE PLAN / FLOOR PLANS

This drawing is copyright. It is the property of desypher and must notbe copied or used without permission.Do not scale from the drawings, refer to given dimensions.All dimensions must be checked on site before commencement ofany work. Discrepancies should be reported immediately to Architectfor interpretation.This document shall be read in conjunction with the other documentsand specifications.

Rev Description Date By PROJECT NO.

SCALE DATE DRAWN BY CAD NO

PROJECT

DRAWING NO.Authorisation by:

Verification oflatest amendment:

architecture planning urban design

Level 1, 281 Lygon Street East Brunswick 3057 tel: 03 9013 6610

info@desypher.com.auwww.desypher.com.au 3 OF 7

03BAK-P100AIN1:100 15022020

AK-1019

PROPOSED 2 UNIT DEVELOPMENT AND EXISTING DWELLING152 BENTINCK STREET WALLAN FOR Mr A KATTAN

IN06032020ISSUED FOR PLANNINGAIN15052020AMENDED TO PLANNING RFIB------------

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