Planning Committee Meeting Minutes - Tuesday 11 May 2021 Commencing at 7.00pm Council Chamber Functions Centre 45 Princes Highway Werribee 11 00 ...
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Planning Committee
Meeting
Minutes
Tuesday 11 May 2021
Commencing at 7.00pm
Council Chamber
Functions Centre
45 Princes Highway
Werribee
Ludo Campbell-Reid
Director City Design & Liveability
Date: 11 May 2021
MINUTES
PLANNING COMMITTEE MEETING
HELD AT THE COUNCIL CHAMBERS,
CIVIC CENTRE,
45 PRINCES HIGHWAY, WERRIBEE ON
TUESDAY 11 MAY 2021
The meeting commenced at 7.00 pm.
PRESENT: Cr Jennie Barrera
Cr Josh Gilligan
Cr Adele Hegedich
Cr Jasmine Hill
Cr Marcel Mahfoud
Cr Heather Marcus
Cr Peter Maynard
Cr Susan McIntyre
Cr Sahana Ramesh
Cr Mia Shaw
Cr Robert Szatkowski
IN ATTENDANCE: Natalie Walker Acting Chief Executive Officer
Ludo Campbell-Reid Director City Design & Liveability
Peter Van Til Manager Planning & Building
Aaron Chiles Manager Urban Futures
Jenny Wood Coordinator Governance
Tammy Williamson Council Business Officer
Megan Bartolo Governance Policy & Projects Advisor
1. OPENING PRAYER & WELCOME
The Mayor, Cr Adele Hegedich, welcomed all in attendance to the meeting.
2. APOLOGIES
NIL
3. DECLARATION BY COUNCILLORS OF DISCLOSURE OF CONFLICT OF
INTEREST/CONFLICTING PERSONAL INTEREST IN ANY ITEM OF THE AGENDA
NIL
4. CONFIRMATION OF MINUTES OF PREVIOUS MEETING
MOTION:
CRS PETER MAYNARD / ROBERT SZATKOWSKI
That the minutes of the Planning Committee Meeting held on Tuesday 13 April 2021, as
prepared and circulated, be confirmed.
(CARRIED)
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 2 of 43
PLANNING COMMITTEE MEETING
Tuesday 11 May 2021
5. VERBAL SUBMISSIONS FROM APPLICANTS/OBJECTORS
The following submitter spoke to their submission for item 6.1 - PLANNING PERMIT
APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE (3) DOUBLE STORY
DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING (SALTWATER
RESERVE)
Nicci Foster (Applicant)
Davy Fernandes (Objector)
Catherine Agnes Graham (Objector)
6. STRATEGIC & TOWN PLANNING
6.1 PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF
THREE (3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE,
HOPPERS CROSSING 4
7. CONFIDENTIAL BUSINESS
NIL
8. CLOSE OF MEETING
Meeting closed at 7.47pm.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 3 of 43
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN &
LIVEABILITY - LUDO CAMPBELL-
REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
Summary
Council has received an application for the construction of three double storey dwellings located
at 29 Guinane Avenue, Hoppers Crossing.
The application was advertised pursuant to Section 52 of the Planning and Environment Act
1987. Council notified adjoining residents of the application and two signs were placed on site
for a period of 28 days, which resulted in four (4) objections being received. The objections
relate to amenity impacts including parking, traffic and pedestrian safety. Objectors also raised
concerns regarding neighbourhood character and compliance with planning policy.
The application has been considered against the relevant policies and provisions of the
Wyndham Planning Scheme including State and Local Planning policies, the General
Residential Zone, Clause 55 and consideration was given to the objections raised.
It is considered that the proposal is appropriate for the site and this report recommends that the
Planning Committee resolve to issue a Notice of Decision to Grant a Planning Permit subject to
conditions.
Attachments
1. WYP12335/20 - Proposed Development Plans - 29 Guinane Avenue HOPPERS
CROSSING
Officers’ Declaration of Interests
Under Section 130 of the Local Government Act 2020, officers providing advice to Council must
disclose any interests, including the type of interest.
Director City Design & Liveability – Ludo Campbell-Reid
In providing this advice as the Director, I have no disclosable interests in this report.
Manager Planning & Building – Peter Van Til
In providing this advice as the Manager, I have no disclosable interests in this report.
Coordinator Town Planning - Margret Evans
In providing this advice as the Coordinator, I have no disclosable interests in this report.
Acting Senior Town Planner - Sam Chen
In providing this advice as the Author, I have no disclosable interests in this report.
Key Issues
Objections received to the proposed development
Consistency with Planning Policy, including Clause 55 (ResCode) of the Wyndham
Planning Scheme
Neighbourhood Character
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 4 of 43
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
RECOMMENDATION
That the Planning Committee resolves to issue a Notice of Decision to Grant Planning Permit
WYP12335/20 for the construction of three double storey dwellings at 29 Guinane Avenue,
Hoppers Crossing, subject to the following conditions:
No Alteration Layout
1. The development and/or use(s) permitted by this permit as shown on the endorsed plan(s)
and/or described in the endorsed documents must not be altered or modified (for any
reason) except with the prior written consent of the Responsible Authority.
Landscape condition
2. Prior to the commencement of the development hereby permitted, one electronic copy
(emailed to mail@wyndham.vic.gov.au) of a landscaping plan prepared by a suitably
qualified person must be submitted and approved to the satisfaction of the Responsible
Authority. Consideration should be given to the use of indigenous plants. All landscape
plantings and treatments need to be suitable for the specific climatic and soil conditions of
Wyndham. Consideration is to be given to Council’s Landscape Guidelines for Residential
Developments, available at Council’s Town Planning webpage.
The landscape plan will show the following:
a) An outline of buildings. No floor plans are to be shown on the landscape plan,
however, the dimensions of the outline are to be informed by the approved site plan.
b) Clearly drafted at a scale of 1:100 or similar with a north point and legend
c) Clear graphics to indicate trees (deciduous or evergreen), shrubs, ground covers,
grass etc.
d) Botanical and common name, pot size, quantity, planting density and size at
maturity of all plantings.
e) Notated planting specification drawings.
f) Location and depth of all surface treatments with materials and colours notated.
g) Outline of all built features including buildings, fences, letterboxes, clotheslines,
storage, water tanks and utility structures etc. These structures are to be informed
by the site plan.
h) All water tanks must have a minimum 0.5m clearance free of obstruction when
located in a through access way.
i) Mark all crossovers.
j) Any vegetation (including street trees) or structures within the nature strip and their
removal or relocation.
k) A minimum of two trees with a minimum height of 5m within the front setback and
private open space to each dwelling.
Please note that any foundations of built structures, including any concrete areas such as
paths/driveways, must be protected with appropriate tree root/moisture barriers to ensure
the integrity of the foundations are not compromised.
Landscape Completion and Maintenance
3. The landscape area(s) shown on the endorsed plan(s) must be planted and maintained to
the satisfaction of the Responsible Authority and once landscaped must not be used for
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 5 of 43
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
any other purpose except with the prior written consent of the Responsible Authority.
Street Tree Removal
4. Unless otherwise approved in writing by the Responsible Authority, prior to the removal of
the trees, the permit holder must contact Council’s Environment Department at
treeplanning@wyndham.vic.gov.au to make arrangements for the payment of loss of
amenity and costs for the planting of new tree(s) by the Responsible Authority. A written
quote will be prepared and provided to the applicant and acceptance of the quote must be
provided in writing to Council and payment received prior to any works to the street trees
commencing.
General Amenity Development
5. The development and the appearance of the subject land permitted by this permit must
not, in the opinion of the Responsible Authority, adversely affect the amenity of the
locality. No emissions from site (noise, light, odour, dust etc) can be permitted to cause a
nuisance to surrounding properties.
Use of Parking Areas
6. Areas set aside for the parking and movement of vehicles as shown on the endorsed
plan(s) must be maintained in a usable and safe condition to the satisfaction of the
Responsible Authority and made available for such use and must not be used for any
other purpose.
Vehicular Access to site
7. Vehicular access to the subject land from any roadway or service lane (and vice versa)
must be by way of a vehicle crossing(s) constructed at right angles to the road, to suit the
proposed driveway(s) and vehicles that will use the crossing. The location, design and
construction of the vehicle crossing(s) must be approved by the Council. Any existing
unused crossing(s) must be removed and replaced with concrete kerb and channel and
any services or infrastructure, including street trees, that require relocation or modification
as a result of proposed crossovers must be relocated or modified at the permit holders
cost and to the satisfaction of the Council.
No Mud on Roads
8. No mud, crushed rock or other debris is to be permitted to be carried onto public roads or
footpaths from the subject land. Appropriate measures must be in place at all times during
construction to prevent this occurrence to the satisfaction of the Responsible Authority.
Drainage Requirements
9. The whole of the subject land, including landscaped and paved areas, must drain to the
legal point of discharge to the satisfaction of the Responsible Authority.
10. The stormwater runoff generated from the whole of the subject land, including landscaped
and paved areas, must not adversely flood neighbouring properties.
Development must not be occupied until
11. The development permitted by this permit must not be occupied until:
a) the access and parking area(s) shown on the endorsed plan(s) have been
constructed to the requirements and satisfaction of the Responsible Authority; and
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 6 of 43
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
b) the garden and landscape area(s) shown on the endorsed plan(s), including external
fixtures such as clotheslines, storage sheds and water tanks, have been provided
and completed to the requirements and satisfaction of the Responsible Authority.
Noise from domestic fixtures
12. Mechanical ventilation systems and air conditioning units are to be suitably located so they
do not cause a nuisance.
Construction Phase
13. All activities associated with the construction of the development permitted by this permit
must be carried out to the satisfaction of the Responsible Authority and all care must be
taken to minimise the effect of such activities on the amenity of the locality. Measures
must be taken to suppress dust, noise or other emissions during construction to prevent
nuisance to surrounding neighbours.
Provision for waste collection
14. Provision must be made for an acceptable pick up point for waste collection services that
is satisfactory to the Responsible Authority.
Expiry
15. This permit will expire if any of the following circumstances applies:
a) The development has not commenced within two (2) years of the date of this permit.
b) The development is not completed within four (4) years of the date of this permit.
The Responsible Authority may extend the periods referred to if a request is made in
writing before the permit expires; or
a) Within six (6) months after the permit expires where the use or development has not
yet started; or
b) Within twelve (12) months after the permit expires, where the development allowed
by the permit has lawfully commenced before the permit expiry.
Expiry of Permit
FOOTNOTE: In the event that this permit expires or the subject land is proposed to be used or
developed for purposes different from those for which this permit is granted, there is no
guarantee that a new permit will be granted and if a new permit is granted then the permit
conditions may vary from those included on this permit having regard to changes that might
occur to circumstances, the planning scheme or policy.
Road Opening / Crossovers
FOOTNOTE: Any new or modified crossovers require separate approval from Council's Assets
& Roads Department. Town Planning stamped approved plans must be presented when
applying for a Consent for Works approval. Refer
https://www.wyndham.vic.gov.au/services/building-planning/other-related-permits/consent-
works-road-reserves. The location, design and construction of the crossover(s) is to be in
accordance with Council’s standard drawings. Refer
https://www.wyndham.vic.gov.au/services/roads-parking-transport/plans-policies-
drawings/standard-drawings. Any proposed crossover(s) must maintain a 1.0m clearance from
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 7 of 43
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
any service provider infrastructure, 3.0m clearance from any street tree and 10.0m clearance
from any intersection. If these clearance requirements cannot be maintained, service provider
infrastructure may need to be upgraded/modified and street tree compensation fees will be
applicable at the permit holder’s cost and to the satisfaction of the Council.
Building Approval
FOOTNOTE: This permit is issued pursuant to the provisions of the Wyndham Planning
Scheme and does not relieve the permit holder of the necessity to obtain a building permit
pursuant to the Building Act 1993 prior to commencement of any construction or works on any
part of the site.
ALTERNATIVE MOTION
CRS JOSH GILLIGAN / JENNIE BARRERA
That the Planning Committee, resolves to refuse the Planning Permit in relation to application
WYP12335/20 for the construction of three (3) dwellings at 29 Guinane Avenue Hoppers
Crossing, subject to the following grounds:
1. The proposed development is inconsistent with Clause 15.01-5S, Clause 21.07-3,
Clause 22.04 and the purpose of the General Residential Zone as it fails to provide a
development that is respectful of the existing and preferred Neighbourhood Character.
2. The proposed development will result in unacceptable adverse traffic impacts within the
surrounding street network, including pedestrian safety risks associated with increased
traffic and increased on-street car parking.
3. The proposed development is inconsistent with Clause 65.01 as it does not constitute
orderly planning and will have an unacceptable effect on the amenity of the area
including the residents of the surrounding neighbourhood.
(CARRIED)
COUNCILLOR CR MIA SHW CALLED FOR A DIVISION ON THE VOTE.
The DIVISION was taken and the names of the Councillors voting FOR and AGAINST were as
follows:
FOR AGAINST
Councillor Barrera Councillor Maynard
Councillor Gilligan Councillor Shaw
Councillor Hegedich
Councillor Hill
Councillor Mahfoud
Councillor Marcus
Councillor McIntyre
Councillor Ramesh
Councillor Szatkowski
Total (9) Total (2)
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 8 of 43
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
1. Background
Subject Site and Surrounds
The subject site is a corner lot and is located on the southern side of Guinane Avenue in
Hoppers Crossing. The site contains a single storey dwelling accessed via a single vehicle
crossing in Guinane Avenue. The site has an area of 606m2 and is an irregular rectangular
shape tapering at the rear of the site from 19.73m to 12.19m at the front of the site, with a depth
of 35.5m on one side and 31.21m on the other side. The site has two street frontages, one
12.19m frontage on Guinane Avenue and another 31.21m frontage on Crowe Street.
The surrounding area is predominately developed with dwellings and the building permit history
shows the existing dwellings in the street were predominantly constructed over an approximate
10-year period from 1970 to 1980. Dwelling style, size and layout vary due to the extended
period of development but generally feature open front yard areas with modest landscaping,
face brickwork and tiled rooves. Dominant garaging and driveways are common in the
streetscape.
Aerial Image: Approx February 2020
The site has good access to existing services and infrastructure including public transport, retail,
public reserves and open space. The site is located across the street from Saint Peter Apostle
Primary School, 25m from Mossfiel Reserve, 800m from Pacific Werribee Shopping Centre and
1km from Hoppers Crossing Secondary College. Additionally, there are several bus routes that
are within a 5-minute walk (400m) of the subject site.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 9 of 43
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
‘MyWyndham’ Services Locality Map
Planning History
There is no planning history relevant to the site.
2. Relevant Law
Under Section 9(2) of the Local Government Act 2020, Council decisions are to be made and
actions taken in accordance with the relevant law. The relevant planning legislation is the
Planning and Environment Act 1987 which sets the broad objectives for planning in Victoria and
rules and principles for the how the planning system works. This includes the system of
planning schemes that set out how land may be used and developed. Under the Act, before
deciding on an application, the responsible authority must consider the relevant planning
scheme and all the objectives of planning in Victoria.
The relevant planning scheme provisions and controls are discussed under the ‘Assessment’
section of this report.
3. Discussion
Proposal
The application proposes the construction of three double storey dwellings.
Each double storey dwelling contains three bedrooms, a bathroom and a retreat area on the
first floor. On the ground floor each dwelling contains a kitchen, study and an open plan
living / meals area.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 10 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Dwelling 1 is oriented to face Guinane Avenue and Dwellings 2 and 3 are oriented to face
Crowe Street.
The dwellings are of a conventional appearance for a modern multi-dwelling development
and incorporate a gabled roof with a roof pitch of 25o, brick wall construction at ground level,
and timber cladding and render at the upper level.
Vehicular access to the site is proposed via a single crossover to Dwelling 1 and a double
crossover along Crowe Street to Dwellings 2 and 3. The existing crossing in Guinane
Avenue will be removed and reinstated to kerb and channel.
On-site parking is provided for each dwelling. Each of the three-bedroom dwellings are
provided with two car spaces in the form of a single garage with a tandem car space.
Each of the dwellings is provided with an area of secluded private open space, accessed
from a living area, of an area consistent with the planning scheme requirements.
Referrals
No referrals to external authorities or departments were required under Clause 66 of the
Wyndham Planning Scheme. Comments were sought from the following internal Council
departments:
Department Response / Conditions Officer comments
Sustainability Consent with Comments and Conditions. The comments were provided to
Officer the applicant.
Comments:
Revised plans have been
The ESD report includes some initiatives
submitted and show changes to
above what we often ask for a development
the plans to address each of the
this size. Just a couple things to review.
items raised.
Conditions:
Water/Stormwater:
Council accepts 3000 litre rainwater
tanks as a minimum to each unit, with
an effective capacity of 2000 litres with
1000 litres dedicated detention airspace.
Please specify this on the plans. Note
that STORM and BESS assessments do
not need to be amended as the model
the effective storage capacity of 2000L.
Items still to be noted on plans and be made
clearly visible:
The BESS report states that the
development will have double glazed
windows installed in all three dwellings,
however this is not clearly illustrated in
the plans provided.
An ‘ESD Schedule’ needs to be
provided with details of the requirements
(i.e. energy and water efficiency ratings
for heating/cooling systems and
plumbing fittings and fixtures, sensor
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 11 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Department Response / Conditions Officer comments
lighting and location, low voc paints etc)
Street Tree Consent with condition Condition was placed on the
Planner permit, refer to Condition 4.
No issue with the three trees being
removed. Amenity fees to be paid which will
cover both the value of the existing and the
replanting of the new trees (which Council
will do as part of our ongoing street tree
planting program).
Technical Consent with Comments Amended plans were submitted
Engineer to show a 3m wide crossover to
Crossover Widths:
(Consents and dwelling 1 and a 6.5m wide
Permits) The original development proposed a 3.5m combined crossover to
wide crossover / accessway for dwelling 1 dwellings 2 and 3 (which
and 7m wide combined crossover for includes a 3m wide accessway
dwellings 2 and 3 (which includes a 3.5m to each dwelling and 0.5m wide
wide accessway to each dwelling and 0.5m landscaping strip in between).
wide landscaping strip in between).
The Technical Engineer (Consents and
Permits) Team advised that many of the
crossovers in this subdivision are largely 3m
wide and not 3.5m wide as constructed to
today’s standard.
Accordingly, the Technical Engineer
(Consents and Permits) Team was
supportive of the applicant reducing each
crossover to a width of 3m instead of 3.5m,
to provide consistency within the
subdivision.
Assessment
Clause 32.08 – General Residential Zone
The subject site is located within the General Residential Zone (GRZ) Schedule 1 (Clause
32.08), and pursuant to the Wyndham Planning Scheme the purpose of the GRZ is:
To implement the Municipal Planning Strategy and the Planning Policy Framework.
To encourage development that respects the neighbourhood character of the area.
To encourage a diversity of housing types and housing growth particularly in locations
offering good access to services and transport.
To allow educational, recreational, religious, community and a limited range of other non-
residential uses to serve local community needs in appropriate locations.
Clause 32.08-4 – Mandatory Garden Area Requirement
Pursuant to Clause 32.08-4 (Construction or extension of a dwelling or residential building), a lot
must provide the minimum ‘garden area’ as set out in the following table:
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 12 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Size Minimum % of a lot set aside as garden area
400-500m2 25%
501-650m2 30%
Above 650m2 35%
The area of the lot is greater than more than 500m2 but less than 650m2, requiring 30% of the
site to be provided as ‘garden area’. The development includes a ‘garden area’ of 289m2, which
equates to 47.7% of the lot being set aside as garden area and therefore meets this
requirement.
Clause 32.08-6 - Construction and Extension of Two or More Dwellings on a lot
Pursuant to Clause 32.08-6 in a General Residential Zone, a permit is required to construct two
or more dwellings on a lot.
Clause 32.08-7 - Requirements of Clause 55 (as appropriate)
A schedule to this zone may specify the requirements of:
Standards B6, B8, B9, B13, B17, B18, B28 and B32 of Clause 55 of this scheme.
If a requirement is not specified in a schedule to this zone, the requirement set out in the
relevant standard of Clause 55 applies. The schedule does not list any requirements to the
Standards mentioned above and therefore the relevant Standard of Clause 55 apply. The
Clause 55 Assessment has been addressed later in this report under “Clause 55 Assessment”
section.
Clause 32.08-13: Decision Guidelines (as appropriate)
Before deciding on an application, in addition to the decision guidelines in Clause 65, the
Responsible Authority must consider, as appropriate:
Decision Guidelines Response
The Municipal Planning Strategy The application has been considered against the relevant
and the Planning Policy provisions of the Municipal Planning Strategy and the
Framework. Planning Policy Framework. It is considered to be
consistent with the provisions therein as it provides a
diversity of housing in an appropriate area that respects
the existing neighbourhood character.
The purpose of this zone The proposal implements the Municipal Planning Strategy
and Planning Policy Framework and it encourages
development that respects neighbourhood character and
provides a diversity of housing types and housing growth
in locations offering good access to services and
transport, in accordance with the purpose of the zone.
The objectives set out in a There are no objectives specified in the schedule to the
schedule to this zone. zone.
Any other decision guidelines There are no decision guidelines specified in the schedule
specified in a schedule to this to the zone.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 13 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Decision Guidelines Response
zone.
The impact of overshadowing on There will be no impact to the rooftop solar panels on the
existing rooftop solar energy adjoining properties as the shadow diagrams show that
systems on dwellings on the existing solar energy systems will receive adequate
adjoining lots in a General sunlight.
Residential Zone, Mixed Use
Zone, Neighbourhood
Residential Zone, Residential
Growth Zone or Township Zone.
For the construction and The assessment of Clause 55 below, as detailed in the
extension of two or more “Assessment Section – Particular Provisions – Clause 55”
dwellings on a lot, dwellings on of this report, states that the proposal is compliant with the
common property and residential relevant objectives, standards and decision guidelines of
buildings, the objectives, this clause.
standards and decision
guidelines of Clause 55. This
does not apply to an apartment
development of five or more
storeys, excluding a basement.
Particular Provisions
Clause 52.06 – Car Parking
The site is not located within a Principle Public Transport Network (PPTN) area. In accordance
with Clause 52.06-5 Table 1 (Car Parking Requirements), the rate in Column A applies.
Use Rate Rate Car Parking Measure Comments
Column Column Column C
A B
Dwelling 1 1 To each one or two bedroom Not Applicable
dwelling
2 2 To each three or more Complies - The development
bedroom dwelling (with proposes three, three
studios or studios that are bedroom dwellings. Each
separate rooms counted as dwelling provides 2 car
bedroom) plus parking spaces.
1 0 For visitors to every 5 Not Applicable
dwellings for developments of
5 or more dwellings
Based on the above, each dwelling is required to be provided with two car parking spaces, one
of which must be undercover. A single garage with a tandem car space has been provided to
each dwelling. No on-site visitor parking is required. The overall development requires 6 car
spaces on site. A total of 6 car spaces are proposed, meeting the statutory requirement in
accordance with the Clause.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 14 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
An assessment against the design standards for car parking at Clause 52.06-9 is set out below:
Design Standard Assessment
Design standard 1 – Complies – the driveways are at least 3m wide and provided with a visual
Accessways splay
Design standard 2 – Complies – the car parking spaces provided meet the minimum
Car parking spaces dimension of 2.6m x 4.9m, tandem spaces are provided with an additional
500mm length and each garage meets the required dimensions.
Design Standard 3 – Not applicable – There is no gradient or slope of the driveway.
Gradients
Design standard 4 – Not applicable - No mechanical parking is proposed.
Mechanical parking
Design standard 5 – Complies – garage door and accessways are not visually dominant from
Urban Design public space.
Design standard 6 – Complies – the design of the car parking area/accessway provides
Safety adequate passive surveillance and pedestrian visibility.
Design standard 7 – A landscaping plan has not been provided to date and is proposed to be
Landscaping required via condition of any permit that may be issued (refer to Condition
2).
There is enough area on the site which has been set aside for
landscaping and as discussed earlier in the report as 47.7% of the site
has been nominated as “Garden Area” meeting the requirements of
Clause 32.08-4.
Clause 53.18 - (Stormwater Management in Urban Development)
The purpose of this provision is:
To ensure that stormwater in urban development, including retention and reuse, is managed
to mitigate the impacts of stormwater on the environment, property and public safety, and to
provide cooling, local habitat and amenity benefits.
An assessment against the design standards at Clause 53.18 is set out below:
Design Standard Assessment
Any relevant water and stormwater The relevant water and stormwater management
management objective, policy or objectives and policy set out in the planning scheme have
statement set out in this planning been considered, including the stormwater objective
scheme. identified within Clause 55.03-4 (Permeability and
Stormwater Management Objectives – Standard B9). This
has been discussed in the “Clause 55 Assessment
Section” of this report.
The capacity of the site to The 3000 litre water tank proposed for each dwelling will
incorporate stormwater retention retain stormwater for reuse and there is sufficient space
and reuse and other water within the development to accommodate a water tank in
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 15 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Design Standard Assessment
sensitive urban design features. each rear yard.
Whether the development has The proposed development has utilised water tanks to
utilised alternative water sources offer an alternative water source to the residents of the
and/or incorporated water sensitive dwelling. This alternative water source is to be used for
urban design. toilet flushing and irrigation within the development.
Whether stormwater discharge The proposed stormwater discharge from the site will not
from the site will adversely affect adversely affect the water quality entering the drainage
water quality entering the drainage system. The discharge will not be any different than the
system. discharge expected from any other residential uses.
The capacity of the drainage The water tanks provided will allow for the drainage
network to accommodate additional network to accommodate additional stormwater by
stormwater. retaining a proportion of the stormwater captured on the
site to be re-used as an alternative water source.
Whether the stormwater treatment The proposed stormwater treatment areas are easily
areas can be effectively accessible and can therefore be effectively maintained.
maintained. The use of water tanks is simple and easily managed.
Whether the owner has entered Not Applicable – No such agreement is required as an on-
into an agreement to contribute to site stormwater management system is proposed.
off-site stormwater management in
lieu of providing an on-site
stormwater management system.
In conclusion the applicant has provided a Stormwater Report with a STORM rating of more
than 100%. The proposed development therefore satisfies this standard.
Clause 55 Assessment
The application must be assessed against the requirements of ResCode. The purpose of
Clause 55 (Two or more dwellings on a lot and residential buildings) of the Wyndham Planning
Scheme is:
To implement the Municipal Planning Strategy and the Planning Policy Framework.
To achieve residential development that respects the existing neighbourhood character or
which contributes to a preferred neighbourhood character.
To encourage residential development that provides reasonable standards of amenity for
existing and new residents.
To encourage residential development that is responsive to the site and the neighbourhood.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 16 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
The table below provides the assessment of these requirements.
Objective Assessment
Clause 55.01 - Neighbourhood and site Complies
description and design response The application was accompanied by a
An application must be accompanied by: neighbourhood and site description and design
A neighbourhood and site description. response.
A design response. An assessment of the plans and site visit has
confirmed that there is adequate information to
assess the site in relation to the neighbourhood
character and site specifics.
Clause 55.02-1 - Neighbourhood Complies with Standard
character objectives Before deciding on an application, the responsible
To ensure that the design respects the authority must consider:
existing neighbourhood character or Any relevant neighbourhood character
contributes to a preferred neighbourhood objective, policy or statement set out in this
character. scheme.
To ensure that the design responds to the The neighbourhood and site description.
features of the site and the surrounding
area. The design response.
The proposed design has been considered against
the Neighbourhood Character Policies in Clauses
21.07-3 and 22.04 and has been found to be
satisfactory in terms of the existing and preferred
character and the features of the site.
As identified in Section 7 of this report, the
identified existing and preferred neighbourhood
character is Garden Court. Garden Court is defined
as “comprising street patterns of winding roads and
cul de sacs, with a range of dwellings set in garden
surrounds. In some areas, an established tree
canopy as well as wide grass verges at the street
edge, creates a strong landscape character.”
The proposal needs to meet the following criteria
as identified under Clause 22.04-3.2 to be
considered respectful of the existing and preferred
character.
Protection of existing tree canopy where well
established.
Provision for new canopy trees where lacking.
Pattern of dwelling spacing of 1 to 2m from side
boundaries.
Low front fencing or open frontage with no
fencing.
Interface with open spaces and creek or river
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 17 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Objective Assessment
corridors.
The current proposal has responded in the
following way:
The development is to be setback from all side
and rear boundaries in excess of 1m.
No front fencing is proposed, maintaining an
open frontage.
While the proposal has not provided a
landscaping plan, a minimum of two trees with
a minimum height of 5m within the front
setback and private open space will be
required for each dwelling via a condition on
any permit that may issue (refer to Condition
2(k)). The proposed garden area within the
development can comfortably accommodate
these landscape features.
As assessed above the proposed development
complies with this Objective.
Clause 55.02-2 - Residential policy Complies
objectives The proposed development has been considered
To ensure that residential development is against the relevant policies for housing.
provided in accordance with any policy for The application was accompanied by a written
housing in the State Planning Policy statement responding to the relevant policies for
Framework and the Local Planning Policy housing. The residential development is in
Framework, including the Municipal accordance with the Municipal Planning Strategy
Strategic Statement and local planning and the Planning Scheme Framework as discussed
policies. later in this report under Section 7.
To support medium densities in areas
where development can take advantage
of public transport and community
infrastructure and services.
Clause 55.02-3 - Dwelling diversity Not applicable
objective The development proposes less than 10 dwellings.
To encourage a range of dwelling sizes
and types in developments of ten or more
dwellings.
Clause 55.02-4 - Infrastructure Complies
objectives The site has access to necessary infrastructure.
To ensure development is provided with The development proposes to include on-site
appropriate utility services and detention of stormwater (in accordance with
infrastructure. STORM requirements) to mitigate any impacts on
To ensure development does not the local drainage system as a result of increased
unreasonably overload the capacity of run-off from the site.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 18 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Objective Assessment
utility services and infrastructure.
Clause 55.02-5 - Integration with the Complies with Standard
street objectives The proposed dwellings integrate with the street in
To integrate the layout of development that:
with the street. They provide adequate vehicle and pedestrian
connections to each dwelling;
Each dwelling is oriented to front the street,
dwelling 1 to Guinane Avenue and dwellings 2
and 3 to Crowe Street;
No front fencing is proposed;
Each dwelling provides for adequately sized
windows at the front (both on ground and upper
level) that allow observation of abutting streets.
They are consistent with relevant
neighbourhood character policy.
Clause 55.03-1 - Street setback Complies with Standard
objective In accordance with Clause 55.03-1, a front setback
To ensure that the setbacks of buildings of 6.18m is required. A front setback of 6.2m has
from a street respect the existing or been provided.
preferred neighbourhood character and Dwelling 1 is setback more than 2m and Dwelling 2
make efficient use of the site. and 3 are setback 3m from the side street as
required for a corner block.
The proposal therefore complies with Clause
55.03.
Clause 55.03-2 - Building height Complies with Standard
objectives The proposal complies with the building height
To ensure that the height of buildings requirements. The maximum height of the
respects the existing or preferred dwellings is 7.8m which is less than the statutory
neighbourhood character. maximum of 9m.
Clause 55.03-3 - Site coverage Complies with Standard
objective Site coverage is 43.77% (265.06m2), less than the
To encourage development that respects maximum 60% permitted under the standard. The
the landscape character of the proposed site coverage is also consistent with the
neighbourhood. landscape character of the neighbourhood.
To encourage the retention of significant
trees on the site.
Clause 55.03-4 - Permeability Complies with Standard
objectives Approximately 47.74% (289.1m2) of the subject
To reduce the impact of increased site will remain permeable, this exceeds the
stormwater run-off on the drainage required 20% minimum.
system.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 19 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Objective Assessment
To facilitate on-site stormwater infiltration.
Clause 55.03-5 - Energy efficiency Complies with Standard
objectives Due to the site orientation, it was not possible to
To achieve and protect energy efficient orientate all the living areas and private open
dwellings and residential buildings. space of the proposed dwellings to face north.
To ensure the orientation and layout of However, based on the design, the proposed
development reduce fossil fuel energy development will get an adequate amount of solar
use and make appropriate use of daylight energy and all SPOS will have northern solar
and solar energy. access. No existing solar energy systems on roofs
will be impacted by the proposal according to
overshadowing plans provided.
Clause 55.03-6 - Open space objective Not applicable
To integrate the layout of development There is no communal open space proposed.
with any public and communal open
space provided in or adjacent to the
development.
Clause 55.03-7 - Safety objective Complies with Standard
To ensure the layout of development The entrance to each dwelling is considered to be
provides for the safety and security of safe and is clear from any obstruction.
residents and property.
Clause 55.03-8 - Landscaping Condition Required
objectives The applicant has not provided a landscaping plan.
To encourage development that respects An adequate area of the site has been set aside for
the landscape character of the landscaping and as discussed earlier in the report
neighbourhood. 47.7% of the site has been nominated as “Garden
To encourage development that Area” meeting the requirements of Clause 32.08-4.
maintains and enhances habitat for plants There is sufficient area within the site to provide for
and animals in locations of habitat meaningful landscaping that will respect the
importance. landscape character of the area and while it is
To provide appropriate landscaping. acknowledged a landscaping plan has not been
To encourage the retention of mature provided to date, a Condition will be placed on the
vegetation on the site. permit requiring a landscaping plan be submitted
which is to Council’s satisfaction.
Clause 55.03-9 - Access objectives Complies with Standard
To ensure vehicle access to and from a The subject site is a corner block and has a
development is safe, manageable and frontage along Crowe Street that exceeds 20m,
convenient. accordingly the width of accessways should not
To ensure the number and design of exceed 33% of the site frontage.
vehicle crossovers respects the The title plan shows the dimension of the front
neighbourhood character. boundary to be 31.21m resulting in the width of
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 20 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Objective Assessment
accessways not being greater than 10.29m.
Discussions with the Technical Services Unit
advised that a majority of the crossovers in this
subdivision are largely 3m wide and not 3.5m as
required for today’s standard. Accordingly, the
Technical Services Team is supportive of the
applicant providing crossovers with a width of 3m
instead of 3.5m, this will result in a total width along
Crowe Street of 9.5m which is less than the
10.29m allowed.
Consistent with the decision guidelines, the
development only provides a single crossing for
each dwelling. It is also considered that the
development can be accessed as necessary by
service, emergency and delivery vehicles.
Clause 55.03-10 - Parking location Complies with Standard
objectives The car parking spaces provided are conveniently
To provide convenient parking for located to each dwelling.
resident and visitor vehicles. There is no habitable room window within 1.5m of
To protect residents from vehicular noise any shared accessways or car parks of other
within developments. dwellings.
Clause 55.04-1 - Side and rear Complies with Standard
setbacks objective The proposed development has been set back
To ensure that the height and setback of appropriately in proportion to its height, in
a building from a boundary respects the accordance with the requirements of the standard.
existing or preferred neighbourhood
character and limits the impact on the
amenity of existing dwellings.
Clause 55.04-2 - Walls on boundaries Not Applicable
objective No walls on boundaries are proposed.
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.
Clause 55.04-3 - Daylight to windows Complies with Standard
objective The proposal complies with the relevant standard.
To allow adequate daylight into existing All existing habitable room windows will provide a
habitable room windows. light court that has a minimum area of 3m2 and
minimum dimension of 1m clear to the sky.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 21 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Objective Assessment
Clause 55.04-4 - North facing windows Complies with Standard
objective There are no north facing windows on adjoining
To allow adequate solar access to lots that require consideration against the standard.
existing north-facing habitable room The adjoining dwelling at 25 Crowe Street has a
windows. garage adjacent to its northern boundary.
Clause 55.04-5 - Overshadowing open Complies with Standard
space objective The proposed development is compliant with the
To ensure buildings do not significantly requirements of the standard.
overshadow existing secluded private The standard requires consideration of the effect of
open space. additional shadows to be measured at the equinox
(22 September) as a midpoint between summer
and winter.
It is noted that based on the shadows measured on
this date there is additional overshadowing of 27
Guinane Avenue at 3pm. During the rest of the day
from 9-3pm the extent of shadow is less than or
equal to the shadow cast by the existing boundary
fence.
Number 27 Guinane Avenue will retain more than
40m2 with 3m of minimum dimension of
unaffected, non-overshadowed open space area.
Clause 55.04-6 - Overlooking objective Complies with Standard
To limit views into existing secluded The proposal is complaint with the requirements of
private open space and habitable room the standard.
windows. All habitable room windows at ground level are
prevented from views into adjoining properties
secluded private open space areas by standard
boundary fencing.
Upper level windows identified with views into the
secluded private open space areas of adjoining
properties have been treated with obscured glazing
to a height of 1.7m above the finished floor level.
Clause 55.04-7 - Internal views Complies with Standard
objective Window treatments are proposed on the upper
To limit views into the secluded private level windows to prevent overlooking of more than
open space and habitable room windows 50% into secluded open space areas within the
of dwellings and residential buildings development.
within a development.
Clause 55.04-8 - Noise impacts Complies with Standard
objective The proposed dwellings do not include any
To contain noise sources in mechanical plant equipment and there are no
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 22 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Objective Assessment
developments that may affect existing identified noise sources on adjoining lots requiring
dwellings. consideration.
To protect residents from external noise. Noise sources within the development that might
affect existing dwellings such as car parking are
appropriately located away from existing habitable
room windows.
The development will generate noise normal to a
residential development.
Clause 55.05-1 - Accessibility objective Complies with Standard
To encourage the consideration of the The proposed dwellings are accessible to people
needs of people with limited mobility in with limited mobility.
the design of developments.
Clause 55.05-2 - Dwelling entry Complies with Standard
objective Each dwelling has its own sense of identity, being
To provide each dwelling or residential visible and easily identifiable from the street. Each
building with its own sense of identity. entry provides a sense of personal address and
transitional space around the entry.
Clause 55.05-3 - Daylight to new Complies with Standard
windows objective The proposal is compliant with the requirements of
To allow adequate daylight into new the standard and all new habitable room windows
habitable room windows. receive the required access to daylight.
Clause 55.05-4 - Private open space Complies with Standard
objective The proposal complies with the standard and the
To provide adequate private open space dwellings are provided with Private Open Space
for the reasonable recreation and service (POS) and Secured Private Open Space (SPOS)
needs of residents. that exceed the minimum requirement of 40m2 and
25m2 respectively with a SPOS minimum
dimension of 3m.
Unit 1 has provided approximately 28.3m2 of
SPOS and 130m2 of POS.
Unit 2 has provided approximately 32.08m2 of
SPOS and 49m2 of POS.
Unit 3 has provided approximately 40.43m2 of
SPOS and 106m2 of POS.
Clause 55.05-5 - Solar access to open Complies with Standard
space objective The SPOS of each dwelling is located on the
To allow solar access into the secluded eastern side of the site and due to the orientation of
private open space of new dwellings and the lot cannot be located to the northern side,
residential buildings. however, the SPOS will still have adequate access
to northern solar energy.
Wyndham City Council Planning Committee Meeting 11/05/2021 Page 23 of 43STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 11 MAY 2021
FILE NO: WYP12335/20 ITEM NO: 6.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
PLANNING PERMIT APPLICATION - WYP12335/20 - CONSTRUCTION OF THREE
(3) DOUBLE STORY DWELLINGS - 29 GUINANE AVENUE, HOPPERS CROSSING
(cont’d)
Objective Assessment
Clause 55.05-6 - Storage objective Complies with Standard
To provide adequate storage facilities for Each dwelling provides convenient access to at
each dwelling. least 6m3 of externally accessible, secure storage
space provided in the form of a shed.
Clause 55.06-1 - Design detail Complies with Standard
objective Existing dwellings in Guinane Avenue
To encourage design detail that respects predominantly feature pitch tiled roofs or gable
the existing or preferred neighbourhood roofs in muted colours including greys and browns.
character. In roof form the dominant style is hipped, however
there are several dwellings in the surrounding area
including 27 Guinane Avenue (neighbouring
property) with a Dutch gable design.
The dominant external material is brick generally in
red and brown tones. Window proportions vary but
are noticeably tall (i.e. floor to ceiling) where they
present to the streetscape.
Dominant garaging is common in the streetscape
either integrated into the dwelling building or as a
separate structure.
The proposed dwellings are to be finished in face
brick in a red tone at ground level with rendered
finish to the porches. Timber cladding is proposed
at the first floor level of all dwellings. Rooves are
proposed to be of colour bond material and in grey.
Overall, the proposed development provides
articulation and detailing, including materials,
proportions of windows and doors, roof form,
including pitch, materials and setbacks that are
considered to be compatible with and
complimentary to that of nearby and surrounding
dwellings as well as the neighbourhood character
of the street and area.
Clause 55.06-2 - Front fences objective Complies with Standard
To encourage front fence design that No front fencing is proposed.
respects the existing or preferred
neighbourhood character.
Clause 55.06-3 - Common property Complies with Standard
objective The development does not include any common
To ensure that communal open space, property. Mailboxes and accessways are proposed
car parking, access areas and site to each dwelling and are not in shared spaces.
facilities are practical, attractive and
easily maintained.
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