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Development Application ReportProposed Multiple Dwellings

Lot 94 (18) Staveley Place, Innaloo

Prepared forPlatinum Development

December 2015

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Project details

Job number 4164

Client Platinum Development

Prepared by Planning Solutions

Consultant Team Designer Carbone + Robinson Design

Document control

Revision number File name Document date

Rev 0 151223 4164 DA Report 23 December 2015

Lot 94 (18) Staveley Place, Innaloo Development Application

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Contents 1 Preliminary .............................................................................................................................. 2 1.1 Introduction .............................................................................................................................. 2 1.2 Background .............................................................................................................................. 2

2 Site details .............................................................................................................................. 3

2.1 Land description ....................................................................................................................... 3 2.2 Location.................................................................................................................................... 3 2.2.1 Site context .............................................................................................................................. 3 2.2.2 Land use and topography ......................................................................................................... 3

3 Proposed development .......................................................................................................... 8

4 Strategic planning framework ............................................................................................... 9 4.1 Directions 2031 ........................................................................................................................ 9 4.2 Sub-regional strategy ............................................................................................................... 9

5 Statutory planning framework ............................................................................................ 10 5.1 Metropolitan Region Scheme ................................................................................................. 10 5.2 State Planning Policies and Development Control Policies .................................................... 10 5.2.1 State Planning Policy 3.1 – Residential Design Codes of WA ................................................ 10

5.2.2 State Planning Policy 4.2 Activity Centres for Perth and Peel ................................................ 10 5.3 City of Stirling Local Planning Scheme No. 3 ......................................................................... 11

5.4 Stirling City Centre Structure Plan .......................................................................................... 12

6 Planning Assessment .......................................................................................................... 14 6.1 Building height ........................................................................................................................ 14

6.2 Setbacks ................................................................................................................................ 14 6.2.1 Street setback ........................................................................................................................ 14 6.2.2 Side boundary setbacks ......................................................................................................... 15

6.3 Streetscape relationship ......................................................................................................... 16 6.4 Outdoor living areas ............................................................................................................... 16

6.5 Landscaping ........................................................................................................................... 16 6.6 Parking and access ................................................................................................................ 17 6.6.1 Car parking ............................................................................................................................. 17

6.6.2 Bicycle Parking ....................................................................................................................... 17 6.6.3 Design of parking spaces ....................................................................................................... 17 6.6.4 Vehicular access .................................................................................................................... 18 6.6.5 Sight lines ............................................................................................................................... 19 6.7 Visual privacy ......................................................................................................................... 19 6.8 Solar access for adjoining sites .............................................................................................. 19 6.9 Essential facilities ................................................................................................................... 20

7 Conclusion ............................................................................................................................ 21 Figures

Figure 1: Aerial Photograph Figure 2: Local Zoning Map Appendices

Appendix 1: Certificate of Title Appendix 2: Development Plans


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1 Preliminary

1.1 Introduction Planning Solutions acts on behalf of Platinum Development, the proponent of the proposed development of Lot 94 (18) Staveley Place, Ardross (subject site). Planning Solutions has prepared the following report in support of an Application for Approval to Commence Development for a three storey multiple dwelling development on the subject site. This report will discuss various issues pertinent to the proposal, including:

Site details.

Proposed development.

Town planning considerations. The proposal seeks to facilitate a development which achieves the strategic direction set by the State Government for infill development, assisting the City of Stirling (City) in delivering greater density and diversity of dwellings in close proximity to Stirling Train Station and the Stirling City Centre.

1.2 Background The draft Stirling City Centre Structure Plan (SCCSP) has been prepared to facilitate the delivery of Perth’s largest Activity Centre outside of the CBD. The SCCSP is the result of extensive consultation with the community, business and government over a number of years to provide a regional level Structure Plan that provides the high level guidance on the future direction of the City. At its 9 December 2014 meeting, the Council resolved to adopt the draft SCCSP and refer it to the Western Australian Planning Commission (WAPC) for endorsement. As of the date of this application, the SCCSP has not been endorsed by the WAPC.


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2 Site details

2.1 Land description The subject site is legally described as “Lot 94 on Deposited Plan 48977”, being the whole of the land contained on Certificate of Title Volume 2148 Folio 305.

The subject site has a total area of 791m². Refer Appendix 1 for a copy of the Certificate of Title.

2.2 Location 2.2.1 Site context The subject site is located in the suburb of Innaloo, approximately 8 kilometres north west of the Perth city centre and approximately 350m north of the Innaloo shopping centre. The subject site is approximately 460m southwest of the Mitchell Freeway access ramps and Stirling Station Bus/Train interchange, which connects the subject site to the wider metropolitan region. The subject site fronts Staveley Place, within a small residential pocket at the south western edge of the SCCSP’s Station Precinct. Staveley Place is characterised by residential development (including single houses and grouped dwellings). The subject site is bounded by Reserve No. 33870 to the east and residential properties to the south and west. 2.2.2 Land use and topography The subject site presently developed with a single brick and tile house, with vehicle access to Staveley Place. The IKEA showroom and a variety of commercial uses are located to the east of the subject site separated by Ellen Stirling Boulevard. The subject site is generally flat. Refer Figure 1, aerial photograph. Photographs 1 to 9 depict the subject site and surrounds.


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Photograph 1: Subject site, viewed from Staveley Place.

Photograph 2: Subject site, viewed from Staveley Place.

Photograph 3: Lot 93 (16) Staveley Place, immediately adjacent to the subject site.


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Photograph 4: Reserve No. 33870 east of the subject site, viewed from the subject site.

Photograph 5: Neighbouring properties, viewed south of the subject site.

Photograph 6: Neighbouring properties, viewed west of the subject site.


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Photograph 7: Staveley Place, looking west. The subject site is to the left.

Photograph 8: Commercial uses along Ellen Stirling Boulevard, viewed south east from the subject site.

Photograph 9: Commercial uses along Ellen Stirling Boulevard, viewed south east from the subject site.

01DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY.

FIGURE

BASEPLAN SOURCE: NEARMAPS

Subject Site

LEGEND

AERIAL PHOTOGRAPHSCALE 1: 2,000 @ A4DATE 14 December 2015FILE 01 151214 4164 Aerial Photo.dwgREVISION 1/EF/First Draft/14.12.2015 LOT 94 (18) STAVELEY PLACE, INNALOO

WESTERN AUSTRALIA50

Scale Bar (m)0

STAVELEY

PLACE

TWYFORD

ELLEN

STIRLING

BOULEVARD

OSW

ALD

STR

EET

PLACE


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3 Proposed development The proposed development is for a three storey residential development comprising 11 multiple dwellings, with ground level vehicle parking and storage. The following tables summarise the particulars of the proposed development:

Table 1 – Development components

Development Component

Provided

Residential 2 one-bedroom dwellings and 9 two-bedroom dwellings.

Plot ratio area The total floor area of the development is 777 m².

Car parking 14 car parking bays (11 residential and 3 visitor).

Table 2 – Development particulars

Level Development Particulars

Ground Floor

1 two-bedroom dwelling of 74.71m². Lobby area. Bin compound. 14 car parking bays. 11 store rooms.

Level One 1 one-bedroom dwelling of 52.89m². 4 two-bedroom dwellings between 71.79m² and 79.25m².

Level Two 1 one-bedroom dwelling of 52.35m². 4 two-bedroom dwellings between 71.79m² and 79.08m².

Vehicular entry to the on-site parking is provided via Staveley Place. An entry foyer is accessed directly from Staveley Place. Refer Appendix 2 for a copy of the development plans.


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4 Strategic planning framework

4.1 Directions 2031 Directions 2031 and Beyond (Directions 2031) is the overarching spatial framework and strategic plan which establishes a vision for future growth of the city’s six sub-regions, and the new hierarchy of activity centres in the Perth and Peel Regions. The Directions 2031 framework proposes five strategic themes for a liveable, prosperous, accessible, sustainable and responsible city. A primary objective of Directions 2031 is to balance the distribution of population, dwellings and employment across the metropolitan area. This involves increasing distribution of new residents and dwellings to the central subregion and setting a target of 47 percent of new residential development as urban infill. The proposed multiple dwellings development will facilitate the provision of infill dwellings within the Stirling Strategic Metropolitan Centre, which is intended to develop to complement Perth as a major employment centre and will become more diverse with the progressive introduction of housing and associated social infrastructure.

4.2 Sub-regional strategy The Central Metropolitan Perth Sub-Regional Strategy (Sub-Regional Strategy) provides more in-depth strategic planning for the growth of the Central Metropolitan Perth Region in order to deliver the outcomes sought by Directions 2031. Under the Sub-Regional Strategy the Stirling City Centre is identified as a future benchmark for sustainable, vibrant, functional, safe, high density contemporary living. Whilst it is acknowledged that careful planning is required to preserve streetscapes and neighbourhood character, new housing is required in a compact and sustainable urban form, which promotes housing choice and diversity in response to changing community needs. It is important to optimise the use of large ‘strategic’ sites in order to achieve infill targets whilst maintaining traditional residential character. The Sub-Regional Strategy identifies a crucial role for private sector developers to invest in higher density housing projects and for Local Government to encourage innovative infill and be advocates for the housing needs of future generations. Accordingly, the proposed higher density mixed use development is consistent with the strategic vision of the Sub-Regional Strategy.


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5 Statutory planning framework

5.1 Metropolitan Region Scheme The subject site is zoned Central City Area under the provisions of the Metropolitan Region Scheme (MRS). The proposed development is consistent with the MRS provisions and may be approved accordingly. The subject site is within the areas defined in Western Australian Planning Commission (WAPC) Plan No. 4.1495/1. Pursuant to Resolution 2015/01 under Clause 32 of the MRS, the City is to refer the application to the WAPC for determination. Accordingly, it is requested that the WAPC grant approval to the proposed development under delegated authority.

5.2 State Planning Policies and Development Control Policies 5.2.1 State Planning Policy 3.1 – Residential Design Codes of WA The State Planning Policy 3.1 – Residential Design Codes of Western Australia (R-Codes) provides a statutory framework for the development residential dwellings across the State, including provisions for multiple dwellings developments including building size and height, setbacks, open space, streetscape, outdoor living areas, landscaping, parking, access, privacy, solar access, dwelling size, external fixtures and essential facilities. The proposed development will be assessed against the standards of the R-Codes, the SCCSP and applicable local planning policy requirements. This is further detailed and discussed under the Planning Assessment section of this report and relevant local planning policy section below. 5.2.2 State Planning Policy 4.2 Activity Centres for Perth and Peel State Planning Strategy 4.2: Activity Centres for Perth and Peel (SPP 4.2) specifies the requirements for the planning and development of new centres and the redevelopment and renewal of existing centres in the Perth and Peel Regions. SPP 4.2 outlines the features and targets of a strategic metropolitan centre. Table 3 summarises the features and targets relevant to the proposed development:

Table 3 Activity Centre Policy Strategic Metropolitan Centre Targets

Area of Focus Strategic Metropolitan Centre Targets

Service population 150,000 - 300,000 people

Walkable catchment 800 metres

Transport connectivity and accessibility Important focus for passenger rail and high frequency bus networks.

Residential density target (gross hectare) 30 (minimum) 45 (ideal)


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5.3 City of Stirling Local Planning Scheme No. 3 The subject site is zoned ‘Development’ under the City of Stirling Local Planning Scheme No. 3 (LPS3). Pursuant to LPS3, the subject site falls within the Station Precinct of the Stirling City Centre Special Control Area. Under LPS3, development shall not be approved within the Stirling City Centre Special Control Area until a Detailed Area Plan for the lot or lots on which the development is proposed has been adopted. As of the date of this application, a Detailed Area Plan has not been prepared or adopted for the Station Precinct. Notwithstanding this, clause 6.12.4 of TPS3 gives the City discretion to approve development proposal that less than 2000m² NLA, prior to the adoption of a Detailed Area Plan. Additionally, clause 56(2) of Part 6 of Schedule 2 (Deemed provisions for local planning schemes) of the Planning and Development (Local Planning Scheme) Regulations (Regulations) states:

56(2) A decision-maker for an application for development approval in an area referred to in clause 47 as being an area for which a local development plan may be prepared, but for which no local development plan has been approved by the local government, may approve the application if the decision-maker is satisfied that —

(a) the proposed development does not conflict with the principles of orderly and proper planning; and

(b) the proposed development would not prejudice the overall development potential of the area.

The proposed development is consistent with the principles of orderly and proper planning and will not prejudice the overall development potential of the area for the following reasons:

The proposal seeks to develop a single site on the periphery of the Station Precinct.

The proposal is consistent with the objectives of the City Centre Land Use Sector of SCCSP, including:

b) To provide a high-density, multi-storey built form outcome with vertical integration of land uses.

Staveley Place is currently developed with a variety of residential developments. Under the SCCSP, multiple dwellings are a ‘P’ (permitted) use within the Mixed Use, City Residential and Urban Residential Land Use Category areas.

The proposed development will assist the City in meeting its dwelling targets.

The proposal will not affect the provision of Public Open Space.

The proposed development will not prejudice the provision of proposed roads or the upgrade of Ellen Stirling Boulevard.

The proposal meets the deemed-to-comply requirements for the provision of car parking and will not add to the need for additional on-street car parking.

The proposed building height is consistent with the built form intentions and minimum height building height identified for the subject site under the SCCSP.

In the absence of an adopted Detailed Area Plan, the proposed development will be assessed against the relevant development requirements of the R-Codes under the Planning Assessment section of this report.


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In light of the above, the proposed development is consistent with the provisions of LPS3 and may be approved accordingly. Refer Figure 2, local zoning map.

5.4 Stirling City Centre Structure Plan Council resolved to adopt the draft SCCSP at its meeting held on 9 December 2014. The SCCSP contains general built form and design standards to guide the preparation of the individual precinct specific Detailed Area Plans. Under the SCCSP, the subject site is identified for residential building heights of three to five storeys with car parking at grade level under and behind the main building. The application proposes a three3 storey multiple dwellings development, with ground level car parking beneath and to the rear of the lot. The proposed development is consistent with the intent of the SCCSP and may be approved accordingly.

ZONING MAP

02DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY.

FIGURE

BASEPLAN SOURCE: WAPC

Subject Site

SCALE 1: 5,000 @ A4DATE 14 December 2015FILE 02 151214 4164 Zoning Map.dwgREVISION 1/EF/First Draft/14.12.2015

Development

OTHER

R Codes

Development Contribution Area

R20

LEGEND

REGION SCHEME RESERVES

LOCAL SCHEME RESERVES

LOCAL SCHEME ZONES

Public Open Space

0 50 100Scale Bar (m)

Other Regional Roads

Primary Regional Roads

DCA1

LOT 94 (18) STAVELEY PLACE, INNALOOWESTERN AUSTRALIA


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6 Planning Assessment

6.1 Building height Table 3 of the SCCSP provides details for each individual Urban Typology and Character Zone to inform the preparation of the individual precinct specific Detailed Area Plans. Table 3 identifies an appropriate building height of 3 to 5 storeys for the block bounded by Oswald Street, Twyford Place and Staveley Place. This application proposes a building height of three storeys. The proposal is consistent with the minimum height deemed appropriate for the subject site under the SCCSP. Additionally, Category C of Table 3 of the R-Codes provides a maximum building height for development on three levels. A maximum building height of 12m applies to the top of a pitched roof. The proposed development results in a building height of 11.25m to the top of the roof pitch and is therefore consistent with the R-Codes in regards to building height. In light of the above, it is considered that the proposed height should be supported.

6.2 Setbacks 6.2.1 Street setback The proposed street setbacks have been assessed against the relevant design principles under element 6.1.3 of the R-Codes, which states:

P3 Buildings are set back from street boundaries (primary and secondary) an appropriate distance to ensure they:

contribute to the desired streetscape;

provide articulation of the building on the primary and secondary streets;

allow for minor projections that add interest and reflect the character of the street without impacting on the appearance of bulk over the site;

are appropriate to its location, respecting the adjoining development and existing streetscape; and

facilitate the provision of weather protection where appropriate. A 4m ground floor setback is proposed, which reduces to 1m at the entrance to the building. This is as result of the irregular shape of the subject site. A variety of building materials and staggered setbacks add to the articulation of the building when viewed from the street. This also contributes to reducing the perceived appearance of bulk and scale of the development. The loading of the building’s mass to the eastern lot boundary on the edge of the Staveley Place cul-de-sac, provides an appropriate location for the proposed development, whilst respecting the adjoining residential development and existing streetscape. In light of the above, it is submitted the proposed street setbacks, associated perceived bulk and scale, are appropriate in the site context, and are therefore consistent with the expectations for the Station Precinct, under the SCCSP.


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6.2.2 Side boundary setbacks Only adjoining properties to the south and west are capable of residential development. The proposed setbacks to the southern and western boundaries have been assessed in accordance with Tables 2a and 2b of the R-Codes as follows:

Table 4 – Boundary setbacks

Wall Required Provided Meets the deemed-to-comply standard

West

Ground floor Apartment 1: 1.5m 7.5m-12.5m

First floor Apartment 2: 1.9m Apartment 4: 2.0m

2.9m-3.8m 1.5m-5.0m

Performance assessment

Second floor Apartment 7: 2.4m Apartment 9: 2.6m

2.9m-3.8m 1.5m-5.0m


South

Ground floor Store rooms: nil nil

First floor Apartments 4, 5 & 6: 2.0m 1.5-8.4m Performance assessment

Second floor Apartments 9, 10 & 11: 2.0m 1.5-8.4m Performance assessment

The irregular shape of the lot results in minor projections into the side setback areas. These are assessed against Design Principle 6.1.4 P4.1 of the R-Codes, being:

Buildings setback from boundaries or adjacent buildings so as to:

ensure adequate daylight, direct sun and ventilation for buildings and the open space associated with them;

moderate the visual impact of building bulk on a neighbouring property;

ensure access to daylight and direct sun for adjoining properties; and

assist with the protection of privacy between adjoining properties. The proposed development is consistent with Design Principle 6.1.4 P4.1 for the following reasons:

The proposed development does not obstruct access to sunlight from adjoining properties.

The proposed development incorporates a range of building materials, textures and colours, which assists in reducing the perceived impact of bulk from neighbouring properties.

The development has been designed to consider the privacy of neighbouring properties, and complies with the deemed-to-comply standards of Element 6.4.1 of the R-Codes, relating to visual privacy.

The proposed development minimises its impact to its neighbours, whilst providing for the long-term built form outcomes sought by the SCCSP. Consequently the proposed setbacks are considered appropriate and warrant approval.


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6.3 Streetscape relationship Element 6.2.1 of the R-Codes addresses surveillance of the street and states the following deemed-to-comply requirements:

C1.1 The street elevation(s) of the building to address the street, with facades generally parallel to the street and with clearly definable entry points visible and accessed from the street.

C1.2 The building has habitable room windows or balconies that face the street.

The proposed development satisfies the above deemed-to-comply requirements, is consistent with the requirements of the R-Codes regarding surveillance of the street and warrants approval accordingly.

6.4 Outdoor living areas Element 6.3.1 of the R-Codes addresses the provision of outdoor living areas and states the following deemed-to-comply requirements:

C1 Each unit is to be provided with at least one balcony or equivalent accessed directly from a habitable room with a minimum area of 10m and a minimum dimension of 2.4m.

All proposed apartments are provided with an outdoor living area, of at least 10m² in area with a minimum dimension of 2.4m. The proposed outdoor living areas comply with Element 6.3.1.

6.5 Landscaping Element 6.3.2 of the R-Codes addresses the provision of landscaping. Table 5 below assess the proposal against the relevant deemed-to-comply requirements.

Table 5 – Minimum car parking requirements

Deemed-to-comply standard Meets the deemed-to-comply standard

i. the street setback areas developed without car parking, except for visitors’ bays, and

with a maximum of 50 per cent hard surface;


ii. separate pedestrian paths providing wheelchair accessibility connecting all entries to

buildings with the public footpath and car parking areas;

iv. lighting provided to pathways, and communal open space and car-parking areas; and

v. Clear sight lines at pedestrian and vehicle crossings.

The street setback area comprises the crossover to the driveway, pedestrian entrance and courtyard area for Apartment 1. Given the irregular shape of the lot, a portion of the building extends into the front setback area. Notwithstanding this, the courtyard area for Apartment 1 has been designed to allow for appropriate planting, paving and other landscaping that:

Is functional and meets the projected needs of the residents.

Allows for passive street surveillance, which enhances the security and safety for residents.


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Provides for the planting of mature trees and the articulation of the building, which provides a positive contribution to the streetscape.

The proposal is consistent with the landscaping standards of the R-Codes.

6.6 Parking and access 6.6.1 Car parking The deemed-to-comply requirement of the R-Codes for on-site parking stipulates the parking standard required for the proposed development as per Table 6 below.

Table 6 – Minimum car parking requirements

Land Use Minimum car parking standard

Car parking spaces required

Less than 110m² and/or 1 or 2 bedrooms (11 dwellings) 1 per dwelling 11

Residential Visitors 0.25 per dwelling 2.75

Total 13.75

A total of 14 car parking spaces are proposed on-site. The proposed development is consistent with the R-Code’s deemed-to-comply requirements pertaining to the provision of car parking spaces. 6.6.2 Bicycle Parking The deemed-to-comply requirement of the R-Codes for bicycle parking stipulates the parking standard required for the proposed development as per Table 7 below.

Table 7 – Bicycle parking requirements

Land Use Parking standard Minimum bicycle bays required

Residents 1 space per 3 dwellings 3.7

Visitors 1 space per 10 dwellings 1.1

Total 4.8

The application proposes an area for bicycle parking on the ground floor. The space is sufficient to fit at a minimum of 5 bicycles, and is secure, accessible and available to all users. 6.6.3 Design of parking spaces Element 6.3.4 of the R-Codes addresses the design of parking spaces. The deemed-to-comply requirements state:

C4.1 Car parking spaces and manoeuvring areas designed and provided in accordance with AS2890.1 (as amended).

Car parking spaces, parking aisles and circulation roadways are provided in accordance with AS2890.1.

C4.2 Visitor car parking spaces:


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o marked and clearly signposted as dedicated for visitor use only, and located close to or visible from the point of entry to the development and outside any security barrier; and

o provide an accessible path of travel for people with disabilities. All visitor car parking spaces are provided on the ground floor and are readily accessible from the street. Visitor car parking spaces will be located close to the lift.

C4.4 All car parking spaces except visitors’ car parking spaces fully concealed from the street or public place.

Car spaces are concealed from the street behind the building line. 6.6.4 Vehicular access Deemed-to-comply requirement 6.3.5 of the R-Codes requires:

C5.1 Vehicle access is limited to one opening per 20m street frontage that is visible from the street.

C5.2 Access to on-site car parking spaces to be provided:

o where available from a right-of-way available for the lawful use to access the relevant lot and which is adequately paved and drained from the property boundary to a constructed street;

o from a secondary street where a right-of-way does not exist, or

o from the primary street frontage where no secondary street or right-of-way exists. In the absence of an accessible right-of-way or secondary street, the proposed development proposes one vehicle access crossover from Staveley Place (primary street). In relation to driveways, deemed-to-comply requirement 6.3.5 of the R-Codes requires:

C5.3 Driveways designed for two way access to allow for vehicles to enter the street in forward gear where:

o the driveway serves five or more dwellings;

o the distance from a car space to street alignment is 15m or more; or

o the public street to which it connects is designated as a primary distributor, district distributor or integrated arterial road.

C5.4 Driveways to be adequately paved and drained. A 6.2m wide driveway is provided to allow two-way movement and the access/egress point allows for vehicles to enter the street in forward gear. The driveway is paved and drained. The proposed development is consistent with the development requirements of the R-Codes regarding vehicular access.


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6.6.5 Sight lines Element 6.2.3 of the R-Codes pertains to sight lines at vehicles access points. The design principle of Element 6.2.3 requires unobstructed sight lines provided at vehicle access points to ensure safety and visibility along vehicle access ways. The angle of the street boundary ensures unobstructed sightlines for vehicles exiting the subject site, and therefore meets the design principle of Element 6.2.3 of the R-Codes.

6.7 Visual privacy Element 6.4.1 of the R-Codes relates to visual privacy, and applies to the subject site. There are no windows proposed facing to the west or east boundary above the ground level which meet the definition of ‘major opening’ under the R-Codes, and which would warrant a setback in accordance with the R-Codes. Windows are either obscure below 1.6m above floor level, or are at least 1.6m above floor level. All unenclosed outdoor active habitable spaces, for upper storeys that overlook neighbouring properties are screened by existing landscaping planted within the adjoin sites, which restrict views within the cone of vision. The proposal meets the visual privacy requirements of the R-Codes and warrants approval accordingly.

6.8 Solar access for adjoining sites The deemed-to-comply standard of Element 6.4.2 of the R-Codes pertaining to solar access and overshadowing states the following:

C2.1 Notwithstanding the lot boundary setbacks in clause 6.1.4, development in climatic zones 4, 5 and 6 of the State shall be so designed that its shadow cast at midday, 21 June onto any other adjoining property does not exceed the following limits:

on adjoining properties coded R25 and lower – 25 per cent of the site area;

on adjoining properties coded R30 to R40 inclusive – 35 per cent of the site area;

on adjoining properties coded R50 to R60 inclusive – 50 per cent of the site area. The proposed development casts a shadow over two adjoining properties, as follows:

Table 8 Overshadowing of adjoining properties.

Adjoining property Site Area Overshadowing (% of site area)

Lot 108 (15) Twyford Place 934m² 117.72m² (15.7%)

Lot 109 (17) Twyford Place 747m² 58.84m² (6.0%)

The proposed development casts a shadow over the adjoin properties which is significantly below the limit for properties coded R25 and lower. The proposed development therefore meets the deemed-to-comply standards of the R-Codes in regards to solar access and overshadowing, and warrants approval accordingly.


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6.9 Essential facilities Element 6.4.6 of the R-Codes specifies the following deemed-to-comply provisions:

C6.1 An enclosed, lockable storage area, constructed in a design and material matching the building/dwelling where visible from the street, accessible from outside the dwelling, with a minimum dimension of 1.5m and an internal area of at least 4m² shall be provided for each multiple dwelling.

Each dwelling is provided with an enclosed, lockable storage area, with a minimum dimension of 1.5 metres and an internal area of at least 4m² located on all levels.

C6.3 Clothes-drying areas screened from view from the primary or secondary street. No clothes drying areas are proposed. Residents are encouraged to use areas within the private terraces/balconies for non-electric clothes drying. The proposed development satisfies the provisions of the R-Codes and the City’s Waste Management Policy in respect to essential facilities, and warrants approval.


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7 Conclusion The proposed development provides a mix of dwelling types and sizes, catering to the diverse needs of modern lifestyles. The proposed development will increase the dwelling density and diversity consistent with the objectives of the Stirling City Centre Structure Plan, and in accordance with state planning strategies and guidelines. The high quality architectural design created through the use of materials, varied setbacks, colours and textures will positively contribute towards and enhance the Staveley Place streetscape. In summary, as demonstrated by this report, the development:

1. Is consistent with the provisions of the Metropolitan Region Scheme.

2. Is consistent with the provisions of the City of Stirling City of Stirling Local Planning Scheme No. 3.

3. Is consistent with the provisions of the City of Stirling’s Stirling City Centre Structure Plan.

4. Satisfies the deemed-to-comply criteria and design principles of the Residential Design Codes.

5. Achieves the objectives of Directions 2031 and Sub-Regional Strategy, which promote infill development in urban areas with access to supporting services and infrastructure.

6. Is consistent with the principles of orderly and proper planning.

7. Will not prejudice the overall development potential of the area. In light of the above, we request the officers of the City and WAPC refer the application to the Development Assessment Panel with a recommendation of support, following conclusion of any required public consultation.

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