NOTICE OF AN APPLICATION FOR A PLANNING PERMIT

Privacy Notification: The personal information provided in an objection is collected for planning purposes in accordance with the Planning & Environment Act 1987 (the Act). The public may view an objection in accordance with Section 57 of the Act whilst the planning application is current.

NOTICE OF AN APPLICATION FOR A PLANNING PERMIT

The land affected by the application is located at:

49 MILLBANK DRIVE MOUNT ELIZA LOT 9 LP 124652 VOL 9267 FOL 374

The application is for a permit to:

THE CONSTRUCTION OF DWELLING ADDITIONS, A FRONT FENCE AND VEGETATION REMOVAL GENERALLY IN ACCORDANCE WITH THE SUBMITTED PLANS

The applicant is: FLETCHER DEVELOPMENT CONSULTANTS P/L

Planning application number and officer is:

P21/1402 NAKITA THOMSON

You may view the plans and documents that support the application free of charge online at:

www.mornpen.vic.gov.au > Building and Planning > Planning > Advertised Planning Applications

Any person who may be affected by the granting of the permit may object in writing to the

responsible authority. If you object, the Responsible Authority will notify you of its decision.

Your objection must:

• Include the objector’s full name, relevant postal address, phone number & email address

• Specify the planning application number

• Include the reasons for the objection and state how the objector would be affected

Lodge online at www.mornpen.vic.gov.au;

Or mail to: Planning Services Team, Mornington Peninsula Shire, Private Bag 1000, Rosebud 3939

The Responsible Authority will not decide on the application before: 22 SEPTEMBER 2021

http://www.mornpen.vic.gov.au/

http://www.mornpen.vic.gov.au/

10.0H

x 4.0W

TTIITTLLEE 3355..2288 5577°°77''

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10.0H

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10.0H

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10.0H

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10.0H

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x 4.0W

10.0H

x 4.0W

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.0H x 6

.0W

10.0H

x 6.0W

10.0H

x 6.0W

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EXISTING DWELLING

TO BE

REMOVE

D

EXISTINGDECK

NNoo.. 4499

86.02

85.35

84.91

84.95

86.11

86.10

86.14

86.13

85.16

84.31

85.22

85.31

86.02

83.82

84.67

79.65

84.03

85.75

TO BE

REMOVE

D

87.82

TO BE

REMOVE

D

PPRROOPPOOSSEEDD TTIIMMBBEERRDDEECCKK EEXXTTEENNSSIIOONN &&AACCCCEESSSS RRAAMMPP

82.89

81.94

81.43

82.68

81.79

81.41

84.30

84.12

79.8079.84

81.1380.91

81.80

82.99

81.12

85.0083.81

73.94

79.5279.68

80.10

80.45

89.19

85.46

83

84

82

85

86

87

88

81 80

SEWER TIE

- All materials and work practices shall comply with, but not limited to the Building Interim Regulations 2016, National Construction CodeSeries 2019 Building Code of Australia Vol 2 and all relevant current Australian Standards (as amended) referred to therein.

- Unless otherwise specified, the term BCA shall refer to NationalConstruction Code Series 2019 Building Code of Australia Volume 2.

- All materials and construction practice shall meet the Performance Requirements of the BCA. Where a performance solution is proposed then, prior to implementation or installation,it first must be assessed and approved by the Relevant Building Surveyor as meeting the Performance Requirements of the BCA.

- Glazing, including safety glazing, shall be installed to a size, typeand thickness so as to comply with:

- BCA Part 3.6 for Class 1 and 10 Buildings within a design wind speedof not more than N3; and BCA Vol 1 Part B1.4 for Class 2 and 9Buildings.

- Waterproofing of wet areas, being bathrooms, showers, shower rooms,laundries, sanitary compartments and the like shall be provided in accordance with AS 3740-2010: Waterproofing of Domestic WetAreas

- These Drawings shall be read in conjunction with any House Energy Rating (HERS) report and shall be constructed in accordance with the stamped plans endorsed by the accredited Thermal Performance Assessor without alteration.

- Step sizes (other than for spiral stairs) to be:Risers (R) 190mm maximum and 115mm minimumGoing (G) 355mm maximum and 240mm minimum2R + 1G = 700mm maximum and 550mm minimumwith less than 125mm gap between open treads.

- All treads, landings and the like to have a slip-resistance classificationof P3 or R10 for dry surface conditions and P4 or R11 for wet surface conditions, or a nosing strip with a slip-resistanceclassification of P3 for dry surface conditions and P4 for wet surfaceconditions.

- Provide barriers where change in level exceeds 1000mm above the surface beneath landings, ramps and/or treads. Barriers (otherthan tensioned wire barriers) to be:1000mm min. above finished surface level of balconies, landings or thelike, and 865mm min. above finished surface level of stair nosing orramp, and vertical with less than 125mm gap between, and

- Any horizontal element within the barrier between 150mmand 760mm above the floor must not facilitate climbing where changes in level exceeds 4000mm above the surface beneath landings, ramps and/or treads. Wire barrier construction to comply with NCC 2019 BCA Part 3.9.2.3 for Class 1 and 10 Buildings and NCC 2019 BCA Volume 1 Part D2.16 for other Classes of Buildings.

- Top of hand rails to be minimum 865mm vertically above stair nosingand floor surface of ramps.

- Window sizes nominated are nominal only. Actual size may vary according to manufacturer. Windows to be flashed all around.

- Where the building (excludes a detached Class 10) is located in atermite prone area the building is to be provided with a termitemanagement system.

- Concrete stumps:up to 1400mm long to be 100mm x 100mm (1 No. H.D. Wire)1401mm to 1800mm long to be 100mm x 100mm (2 No. H.D. Wires)1801mm to 3000mm long to be 125mm x 125mm (2 No. H.D. Wires)100mm x 100mm stumps exceeding 1200mm above ground level to bebraced where no perimeter base brickwork provided.

- Buildings in marine or other exposure environments shall have masonry units, mortar and all built in components and the like complying with the durability requirements of Table 4.1 of AS 4773.1-2010 ‘Masonry in smallbuildings’

- Part 1: Design.All stormwater to be taken to the legal point of discharge to the RelevantAuthorities approval.

- These drawings shall be read in conjunction with all relevant structural and all other consultants’ drawings/details and with any other writteninstructions issued in the course of the contract.

- Title measurements in metres – all other measurements in millimetres unlessnoted otherwise.

- Figured dimensions take precedence over scaled dimensions.

- The Builder shall take all steps necessary to ensure the stability andgeneral water tightness of all new and/or existing structures during all works.

- The Builder and Subcontractors shall check and verify all dimensions, setbacks, levels and specifications and all other relevant documentation prior to the commencement of any works. Report all discrepancies to thisoffice for clarification.

- Installation of all services shall comply with the respective supply authorityrequirements.

- The Builder and Subcontractor shall ensure that all stormwater drains, sewer pipes and the like are located at a sufficient distance fromany buildings footing and/or slab edge beams so as to prevent general moisture penetration, dampness, weakening and undermining of any building and its footingsystem.

- These plans have been prepared for the exclusive use TN002-2017 General Notes for Residential Works – Revised June 2017 by the Client of Neil Fletcher Design Pty. Ltd. (‘The Designer’) for the purpose expressly notifiedto the Designer. Any other person who uses or relies on these plans without theDesigner’s written consent does so at their own risk and no responsibility isaccepted by the Designer for such use and/or reliance.

- A building Permit is required prior to the commencement of these works. The release of these documents is conditional to the Owner obtaining therequired Building Permit.

- The Client and/or the Client’s Builder shall not modify or amend theplans without the knowledge and consent of Neil Fletcher Design Pty. Ltd.,except where a Registered Building Surveyor makes minor necessarychanges to facilitate the Building Permit application and that such changes are promptly reported back to Neil Fletcher Design Pty. Ltd.

- The approval by this office of a substitute material, work practice, variation or the like is not an authorisation for its use or a contract variation. Allvariations must be accepted by all parties to the agreement and where applicable the Relevant Building Surveyor prior to implementing anyvariation.

STORMWATER- 90mm or 100mm DIA. Class 6 UPVC stormwater line laid to a minimum grade of 1:100 and connected to the legal point of stormwater discharge. Provideinspection openings at 9000mm C/C and at each change of direction. Thecover to underground stormwater drains shall be not less than– 100mm under soil– 50mm under paved or concrete areas– 100mm under unreinforced concrete or paved driveways– 75mm under reinforced concrete driveways

- Corrosion protection of built-in structural membersProvide corrosion protection of built-in structural steel members such as steel lintels, shelf angles, connectors, accessories (other than wall ties) in accordance with Table 4.1 of AS4773.1-2010 Masonry in Small BuildingsPart 1: Design suitable for an Environment Classification of severe.

- Corrosion protection for sheet roofingProvide corrosion protection for sheet roofing in accordance with BCA Table 3.5.1.1a suitable for an Environment Classification of severe.

- Any variations must be accepted by all parties to the agreement and where applicablethe Relevant Building Surveyor prior to implementing the said variation.

- All services to comply with Part 3.12.5 of NCC 2019

- SITE CLASSIFICATION (Consultants details below) Class: "TBC"

SITE BUSHFIRE ATTACK ASSESSMENT- Site is not located in a designated Bushfire Prone Zone

DESIGN GUST WIND SPEED / WIND CLASSIFICATION- Building tie-downs to be provided in accordance with AS1684-2010 for an assumed design gust wind speed / wind classification of N1/N2 (subject toconfirmation on site by Relevant Building Surveyor at first inspection) Refer to AS1684 for construction requirements.

AUTHORITIES / CONSULTANTSMunicipalityName: MORNINGTON CITY COUNCIL Ph: (03) 5950 1000 or 1300 850 600Sewerage AuthorityName: SOUTH EAST WATER Ph: 131 694Relevant Building SurveyorName: Ph: Consulting Structural/Civil Engineer Name: RST Ph: 03 9540 3640Geotechnical EngineerName: GEOCORE Ph: (03) 5998 3888Thermal Performance AssessorName: GREENRATE Ph: 9439 1167

SSTTRRUUCCTTUURRAALL SSPPEECCIIFFIICCAATTIIOONNSSGGEENNEERRAALL NNOOTTEESS

LLOOWWEERR SSTTOORREEYY LLOOAADD BBEEAARRIINNGG WWAALLLLSS

CONCRETE STRIP FOOTINGS, SLABS, PIER & BEAM & PAD FOOTINGS UNDER CONCENTRATED LOADS TO ENGINEERS DESIGN

ALL TIMBER FRAMING TO BE IN ACCORDANCE WITH AS 1684.2 'RESIDENTIAL TIMBER-FRAMED CONSTRUCTION. PART 2 NON CYCLONIC AREAS'BEARERS 2/90 x 35 MGP10. 1500 MAX SPACINGS. 1200 MAX SPAN

SINGLE & CONTINUOUS SPANLOADBEARING & NON LOADBEARING WALLS

FLOOR JOISTS 90 x 45 MGP10. 450 MAX SPACINGSSUPPORTING FLOOR LOADS ONLYSINGLE SPAN 1200CONTINUOUS SPAN 1500

INTERNAL FLOORING 19mm THICK STRUCTURAL TIMBER AS SELECTED BY OWNERS

TOP & BOTTOM PLATES 2/90 x 45 MGP10STUDS 90 x35 MGP10 @ 600 SPACINGSJAMB STUDS 90 x 45 MGP10. MAX OPENING 900

2/90 x 35 MGP10. MAX OPENING 21002/90 x 45 MGP10. MAX OPENING 24003/90 x 45 MGP10. MAX OPENING 3600LARGER SPANS TO ENGINEERS DESIGN

NOGGINGS 90 x 35 MGP10 AT 1350 MAX SPACINGSBRACING PLY WHERE POSSIBLE & METAL ANGLE TO ENGINEERS' DESIGNLINTELS TO ENGINEERS DESIGN

TOP & BOTTOM PLATES 90 x 45 MGP10STUDS 90 x35 MGP10 @ 600 SPACINGSJAMB STUDS 90 x 45 MGP10. MAX OPENING 1500

2/90 x 35 MGP10. MAX OPENING 30002/90 x 45 MGP10. MAX OPENING 3600LARGER SPANS TO ENGINEERS DESIGN

NOGGINGS 90 x 35 MGP10 AT 1350 MAX SPACINGSBRACING METAL ANGLE & PLY WOOD TO ENGINEERS' DESIGNLINTELS TO ENGINEERS DESIGN

TRUSSES TO MANUFACTURERS DESIGN & SPECIFICATIONS2/90 x 45 MGP10 TOP PLATES FOR TRUSSESRAFTERS & GIRDER TRUSS SUPPORTS TO ENGINEERS DESIGN

GARAGE DOOR LINTELS TO ENGINEERS DESIGN- 1ST FLOOR (ASSUMING 500 MASONRY SKIN ABOVE) 0 - 1200 SPAN 75 x 75 x MS ANGLE 1200 - 2100 SPAN 75 x 100 x 6 MS ANGLE 2100 - 2700 SPAN 100 x100 X 6 MS ANGLE* FIRST DIMENSION VERTICAL* REQUIRE 150 BEARING LENGTH EACH END OF LINTEL* LINTELS TO SUPPORT BRICKWORK ONLY* LINTELS TO BE GALVANISED

SSIINNGGLLEE OORR UUPPPPEERR SSTTOORREEYY LLOOAADD BBEEAARRIINNGG WWAALLLLSS

TTRRUUSSSS RROOOOFF//RRAAFFTTEERRSS

TTIIMMBBEERR FFRRAAMMIINNGG

LLOOWWEERR SSTTOORREEYY LLOOAADD BBEEAARRIINNGG WWAALLLLSS

SSTTRRUUCCTTUURRAALL CCOONNCCRREETTEE

MMAASSOONNRRYY LLIINNTTEELLSS

F

K. CAMERON

PROPOSED ALTERATIONS & ADDITIONSAT 49 MILLBANK DRIVEMT. ELIZA

Phone 9772 9533Mobile 0414 545 988Email [email protected] www.fletcherdesign.com.auBuilding Designer - Architectural DP-AD 363

SITE PLAN

1 of 3 1:200

JOB No. DATE SHEET No. SCALE AMEND. No.

1714 20.04.21 A

FOR

A 03.06.21 CLIENT VOLUNTARY AMENDMENTS

STAGE

BUILDING PERMIT DRAWINGS

PROJECT

No. DATE AMENDMENT

SITE CLASS: "TBC"REFER SOIL REPORT BY: TBCJOB No: TBC DATED: TBC

NOTES

HARD WIRED SMOKE DETECTOR WITHBATTERY BACK UP TO AS 3786.SMOKE DETECTORS TO BEINTERCONNECTED

EXHAUST FAN DUCTED TO OUTSIDE AIRALL EXHAUST FANS TO BE SEALED

RAINHEAD WITH OVERFLOW

DOWNPIPE

FIRST FLOOR DROPPER

LEVELS TO AUSTRALIAN HEIGHT DATUM

ARTICULATION JOINT

DISHWASHER

BEAM TO ENGINEERS DESIGN

ELECTRICITY METER BOX

AJ

DW

3.50

DP

DR

RWH

ELEC

SITE ANALYSISDWELLING 1GROUND FLOOR 94.0m² (10.1sq)FIRST FLOOR 73.0m² (7.9sq)TOTAL 167.0m² (18.0sq)GARAGE 41.0m²

SITE AREA 981.2m²SITE COVERAGE 435.0m² or 44.3%PAVED AREAS 230.0m²(IMPERVIOUS)PERMEABILITY 316.2m² or 32.2%GARDEN AREA % 361.6m² or 36.8%

PPRREELLIIMMIINNAARR

YY OONNLLYY


RETAINING WALL


TTIITTLLEE 3355..2288 5577°°0000''


STEPS



TENNIS COURT

SHED

TTIITTLL

EE 99

44..9966

333344

°°55''

TTIITTLL

EE 88

88..9955

114499

°°55''22

00""

NNoo.. 4499

10.0H

x 4.0W

10.0H

x 5.0W

10.0H

x 6.0W

10.0H

x 4.0W

10.0H

x 4.0W

PIZZAOVEN

10.0H

x 4.0W

SHED CLADSHEDTO BEDEMOLISHED

10.0H

x 4.0W

10.0H

x 3.0W

10.0H

x 4.0W

RETAINING WALL

10.0H

x 4.0W

CYCL

ONE

WIRE

FEN

CE

STUMP

STUMP 10

.0H x 6

.0W

10.0H

x 6.0W

EEXXIISSTTIINNGG DDWWEELLLLIINNGG

EEXXIISSTTIINNGGDDEECCKK

EEXXIISSTTIINNGGDDEECCKK


86.02

85.35

84.91

84.95

86.11

86.10

86.14

86.13

85.16

84.31

85.22

85.31

86.02

83.82

84.67

79.65

84.03

85.75

87.82

82.89

81.94

81.43

82.68

81.79

81.41

84.30

84.12

79.8079.84

81.1380.91

81.80

82.99

81.12

85.0083.81

73.94

79.5279.68

80.10

80.45

89.19

85.46

83

84

82

85

86

87

88

81 80

FFFFLL 8866..1144

FFFFLL 8866..2288

SEWE

R TI

E

902

300

905

270

90

902 910

901 200

903 000

10.0H

x 4.0W


STEPS



TTIITTLL

EE 99

44..9966

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°°55''

TTIITTLLEE 3355..2288 5577°°0000''

TENNIS COURT

SHED


PROPOSED1500H PICKETFENCE & GATE


FFFFLL 8866..2288

ACCESSIBLE RAMPIN ACCORDANCE WITH AS 1428.1 - 2009RAMP GRADIENT 1 IN 14

DDNN

LLAANNDDIINNGG


TTIITTLL

EE 88

88..9955

114499

°°55''22

00""


10.0H

x 6.0W

10.0H

x 4.0W

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NNoo.. 4499

10.0H

x 4.0W

PIZZAOVEN

10.0H

x 4.0W

10.0H

x 3.0W

10.0H

x 4.0W

10.0H

x 4.0W

CYCL

ONE

WIRE

FEN

CE

STUMP

10.0H

x 6.0W

10.0H

x 5.0W


STUMP

10.0H

x 6.0W

10.0H

x 4.0W

BB..BB..QQ

BATHROOMIN ACCORDANCE WITHAS 1428.1 - 2009

TTIILLEESS

86.02

85.35

84.91

84.95

86.1186.10

86.14

86.13

85.16

84.31

85.22

85.31

86.02

83.82

84.67

79.65

84.03

85.75

87.82

DDNN

82.89

81.94

81.43

82.68

81.79

81.41

84.30

84.12

79.8079.84

81.1380.91

81.80

82.99

81.12

85.0083.81

73.94

79.5279.68

80.10

80.45

89.19

85.46


TO BE

REMOVE

D

TO BE

REMOVE

D

TO BE

REMOVE

D

83

84

82

85

86

87

88

81 80

TO BE

REMOVE

D


EEXXIISSTTIINNGGLLAANNDDIINNGG

DDNN

LLAANNDDIINNGG

FFFFLL 8800..1155


PPRROOPPOOSSEEDD

PPRRDDEE

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SSTTUUDDYY

BBEEDD 22

BBEEDD 33BBEEDD 44

BBAATTHH

WWCCLLDDRRYY

SSTTOORR

EESSTTOORR

EE

SSTTOORR

EE

RROOBBEE

RROOBBEE

PROPOSED PERGOLAPOLYCARBONATE ROOFCLADDING

1000H BALUSTRADE

PROPOSED PERGOLAPOLYCARBONATE ROOFCLADDING

2 70

0

FFFFLL 8800..1155

2 70

0

FFFFLL 8800..1155

F

K. CAMERON


PROPOSED SITEWORKSEXISTING CONDITIONSPhone 9772 9533Mobile 0414 545 988Email [email protected] www.fletcherdesign.com.auBuilding Designer - Architectural DP-AD 363

DD


1714 20.04.21 A

FOR

2 of 3 NOTED

BB

EE


AA

FF

ELEVATION C

CC

ELEVATION A

ELEVATION B

1:100

1:100

1:100

1:100

1:2001:200

ELEVATION DSTAGE


PROJECT

No. DATE AMENDMENT


NOTES




DOWNPIPE

FIRST FLOOR DROPPER


ARTICULATION JOINT

DISHWASHER



AJ

DW

3.50

DP

DR

RWH

ELEC




YY OONNLLYY

10.0H

x 4.0W

TTIITTLL

EE 99

44..9966

333344

°°55''

FFFFLL 8866..2288


DDNN

LLAANNDDIINNGG

TTIITTLL

EE 88

88..9955

114499

°°55''22

00""

FFFFLL 8866..1144

10.0H

x 4.0W

10.0H

x 4.0W


86.02

85.35

84.91

84.95

86.1186.10

86.14

86.13

85.16

84.31

85.22

85.31

86.02

83.82

84.67

79.65

84.03

85.75

87.82

82.89

81.94

81.43

82.68

81.79

81.41

84.30

84.12

79.8079.84

81.1380.91

81.80

82.99

81.12

85.0083.81

73.94

79.5279.68

80.10

80.45

89.19

85.46


83

84

82

85

86

87

88

81 80


EEXXIISSTTIINNGGLLAANNDDIINNGG

DDNN

PPRROOPPOOSSEEDD

BBEEDD 11

EENNSS

LLIIVVIINNGG EENNTTRRYY

MMEEAALLSS

KKIITTCCHHEENN

FFAAMMIILLYY

LLIIVVIINNGG

SSTTUUDDYY

BBEEDD 22

BBEEDD 33BBEEDD 44

BBAATTHH

WWCCLLDDRRYY

SSTTOORR

EESSTTOORR

EE

SSTTOORR

EE

RROOBBEE

RROOBBEE





TTIITTLL

EE 88

88..9955

114499

°°55''22

00""

NNoo.. 4499


86.02

85.35

84.91

84.95

86.1186.10

86.14

86.13

85.16

84.31

85.22

85.31

86.02

83.82

84.67

79.65

84.03

85.75

87.82

82.89

81.94

81.43

82.68

81.79

81.41

84.30

84.12

79.8079.84

81.1380.91

81.80

82.99

81.12

85.0083.81

73.94

79.5279.68

80.10

80.45

89.19

85.46


TO BE

REMOVE

D

TO BE

REMOVE

D

TO BE

REMOVE

D

83

84

82

85

86

87

88

81 80

TO BE

REMOVE

D


1 50

01 50

0TI

TLE

BOUN

DARY

TITL

E BO

UNDA

RY

EXISTING SURFACE

EXISTING SURFACEPICKET FENCEPICKET FENCE PICKET GATE

2 70

0450

FFFFLL 8800..1155

EEAAVVEE

450

2 70

0

FFFFLL 8800..1155

EEAAVVEE

F

K. CAMERON


ELEVATION E

Phone 9772 9533Mobile 0414 545 988Email [email protected] www.fletcherdesign.com.auBuilding Designer - Architectural DP-AD 363

FRONT FENCE ELEVATION

DD

EE

PROPOSED SITEWORKS FRONT FENCE 1:100

PROPOSED SITEWORKS DECK

FFBB

PROPOSED SITEWORKS ADDITION


1714 20.04.21 A

FOR

3 of 3 1:100


CC

1:100

ELEVATION F

1:100

1:100

1:100 1:100

STAGE


PROJECT

No. DATE AMENDMENT


NOTES




DOWNPIPE

FIRST FLOOR DROPPER


ARTICULATION JOINT

DISHWASHER



AJ

DW

3.50

DP

DR

RWH

ELEC

AA




YY OONNLLYY

902

300

905

270

90

902 910

901 200

903 000


STEPS


TENNIS COURT




10.0H

x 4.0W

10.0H

x 4.0W

CYCL

ONE

WIRE

FEN

CE


10.0H

x 4.0W

BB..BB..QQ


TTIILLEESS

86.02

85.35

84.91

84.95

86.1186.10

86.14

86.13

85.16

84.31

85.22

85.31

86.02

83.82

84.67

79.65

84.03

85.75

87.82

DDNN

82.89

81.94

81.43

82.68

81.79

81.41

84.30

84.12

79.8079.84

81.1380.91

81.80

82.99

81.12

85.0083.81

73.94

79.5279.68

80.10

80.45

89.19

85.46


83

84

82

85

86

87

88

81 80

LLAANNDDIINNGG

FFFFLL 8800..1155

PPRRDDEE

CCKK

PPRR

SEWE

R TI

E

DDEECCKK

PPRR

MAY 2021 PLANNING APPLICATION PROPOSAL : ALTERATIONS & ADDITIONS APPLICANT : FLETCHER DEVELOPMENT CONSULTANTS PTY. LTD. ADDRESS : 49 MILLBANK DRIVE, MOUNT ELIZA OUR REF No. : 1714CAMERON ZONE : GENERAL RESIDENTIAL ZONE (GRZ1) PLANNING : MORNINGTON PENINSULA SHIRE COUNCIL SCHEME

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This statement has been prepared to describe how the development is consistent to any relevant state or local policy for housing. The following policies have been considered in the preparation and design of this proposal:- MORNINGTON PENINSULA PLANNING SCHEME Local Planning Policy Framework Clause 21.04 Mornington Peninsula Strategic Framework Plan Clause 21.07-1 Housing and integrated local area planning Clause 21.07-2 Local area character Clause 22.18 Mornington Activity Centre Policy Zones and Overlays Clause 32.08 General Residential Zone and Schedule Particular Provisions Clause 52.06 Car Parking Clause 55 Two or more dwellings on a lot and Residential Buildings

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LOCAL PLANNING POLICY FRAMEWORK (Clause 20) 21.04 Mornington Peninsula Strategic Framework Plan The relevant areas of the Mornington Peninsula Strategic Framework Plan provides a framework for balanced development and sustainable land use on the Peninsula. It aims to maintain the long-term economic, social and environmental values that have been identified in previous sections of this statement. The framework identifies locations where specific land use outcomes will be supported and promoted as well as areas where some forms of use and development will be excluded. The aim is to define a positive role for each area of the Peninsula having regard to the particular characteristics of each area and the full range of the community’s needs and values. The proposal responds to create better land use on a large allotment in an area provided with full service facilities and only a short distance from the major shopping area. 21.07-1 Housing and integrated local area planning The Mornington Peninsula Strategic Framework Plan anticipates an increase in the Shire’s population by approximately 26,000 people over the next 20 years. Both within existing townships and in new growth areas, Council is committed to servicing and developing communities and promoting equity of access to a broad range of services and programs. Environmental sustainability is also applied as a guiding principle, with a need to balance and integrate social needs, ecological care and economic development. This range of objectives may be addressed through integrated local area planning. Objective To provide for land use and development within township areas which meets the needs and respects the values of local communities. Response This clause is not applicable. 21.07-2 Local area character There is continuing demand for new housing on the Peninsula and, as with the rest of Melbourne, a changing demographic profile in some areas, that may be reflected in greater demand for medium density housing. The availability of a range of housing may also enable people with different housing needs at different stages of their lives to remain in an area and maintain community contacts. Objective To ensure that the design and intensity of new residential subdivision and development is site and area responsive, having regard to:

Environmental capacity and principles of best practice environmental management. The availability of infrastructure. The neighbourhood character and heritage of the area. The accessibility of the area to facilities, services and employment centres.

Response This clause is not applicable.

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Clause 22.18 Mornington Activity Centre Policy This policy applies to all land in the Mornington Activity Centre Policy Areas shown on Map 1 forming part of this clause. The vision for the Mornington Activity Centre is that by 2030 it will be:

The heart of the district. A place that retains its distinct village ambience and seaside atmosphere.

A centre that people in the district identify with. It gives them a sense of place and belonging. It is their favourite destination to meet, shop, be entertained, work and do business.

An exciting place to live that is integrated with surrounding residential areas. A reflection of ongoing community consultation and sustainability principles.

Response The proposed development is not situated in the Activity Centre. ZONES AND OVERLAYS (Clause 30 and Clause 40) The proposal is located in a General Residential Zone (GRZ1). The purpose of the zone 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. Response Overlays include: Design & Development Overlay – Schedule 18 (DDO18) Vegetation Protection Overlay (VP01 PARTICULAR PROVISIONS (Clause 50) Clause 52.06 – Car Parking Objective To ensure that car parking is provided in accordance with the Municipal Planning Strategy and the Planning Policy Framework. To ensure the provision of an appropriate number of car parking spaces having regard to the demand likely to be generated, the activities on the land and the nature of the locality. To support sustainable transport alternatives to the motor car. To promote the efficient use of car parking spaces through the consolidation of car parking facilities. To ensure that car parking does not adversely affect the amenity of the locality. To ensure that the design and location of car parking is of a high standard, creates a safe environment for users and enables easy and efficient use.

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Response The proposal does not impact current car parking allowances. Clause 52.06-8 Design standard 1 – Accessways The proposal does not impact current accessway allowances. Design standard 2 – Car parking spaces The proposal does not impact current car parking allowances. Design standard 3 – Gradients As the proposal does not include gradients in excess of 1:10, this standard is not applicable. Design standard 4 – Mechanical parking The proposal does not include any mechanical parking bays. Design standard 5 – Urban design The proposal does not include any spaces that would visually dominate public space. Design standard 6 – Safety The proposal does not impact the existing well lit, open & visible driveways. Design standard 7 – Landscaping The proposal does not impact existing vegetation.. Clause 55 of the planning scheme is to be used to assess applications for two or more dwellings on an allotment, for the purpose:- 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. To encourage residential development that is responsive to the site and the neighbourhood. The proposal responds to and is consistent with Clause 55 of the Municipal Strategic Statement in the following manner:- 55.02 NEIGHBOURHOOD CHARACTER AND INFRASTRUCTURE 55.02-1 Neighbourhood character objectives (Standard B1) Objective To ensure that the design respects the existing neighbourhood character or contributes to a preferred neighbourhood character. To ensure that development responds to the features of the site and the surrounding area. Response The proposed development is consistent with the scale and features of the immediate neighbourhood.

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55.02-2 Residential policy objectives (Standard B2) Objective To ensure that residential development is provided in accordance with any policy for housing in the State Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To support medium densities in areas where development can take advantage of public transport and community infrastructure and services. Response Refer to State Planning Policy Framework and Local Planning Policy Framework sections in this report for our response to this objective. 55.02-3 Dwelling diversity objective (Standard B3) Objective To encourage a range of dwelling sizes and types in developments of ten or more dwellings. Response This objective is not applicable. 55.02-4 Infrastructure objectives (Standard B4) Objective To ensure development is provided with appropriate utility services and infrastructure. To ensure development does not unreasonably overload the capacity of utility services and infrastructure. Response Being located in a well established urban environment with full facilities, services and infrastructure, it is contended that the proposal is not large enough to overload the capacity of these services. 55.02-5 Integration with the street objective (Standard B5) Objective To integrate the layout of development with the street. Response The proposal is not located to the street frontage. The objective is not applicable. Clause 55.03 SITE LAYOUT AND BUILDING MASSING 55.03-1 Street setback objective (Standard B6) Objective To ensure that the setbacks of buildings from a street respect the existing or preferred neighbourhood character and make it efficient use of the site.

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Response The proposal is not located to the street frontage. The objective is not applicable. 55.03-2 Building height objective (Standard B7) Objective To ensure that the height of buildings respects the existing or preferred neighbourhood character. Response The proposal responds with an additional bathroom. The height and offset from boundary is well within council’s requirement. The overall building height of the addition is 4.0m. 55.03-3 Site coverage objective (Standard B8) Objective To ensure that the site coverage respects the existing or preferred neighbourhood character and responds to the features of the site. Response The proposal responds with a site coverage of 16%. This complies with the maximum allowance of 60% in this residential zone. 55.03-4 Permeability and stormwater management objectives (Standard B9) Objective To reduce the impact of increased stormwater run-off on the drainage system. To facilitate on-site stormwater infiltration. Response The proposal responds with a site permeability of 84%. 55.03-5 Energy efficiency objectives (Standard B10) Objective To achieve and protect energy efficient dwellings and residential buildings. To ensure the orientation and layout of development reduce fossil fuel energy use and make appropriate use of daylight and solar energy. Response The proposal does not impact the current energy efficiency allowances of the dwelling. 55.03-6 Open space objective (Standard B11) Objective To integrate the layout of development with any public and communal open space provided in or adjacent to the development.

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Response This clause is not applicable. 55.03-7 Safety objective (Standard B12) Objective To ensure the layout of the development provides for the safety and security of residents and property. Response The proposal does not impact current safety and security if residents and property. 55.03-8 Landscaping objective (Standard B13) Objective To encourage development that respects the landscape character of the neighbourhood. To encourage development that maintains and enhances habitat for plants and animals in locations of habitat importance. To provide appropriate landscaping. To encourage the retention of mature vegetation on the site. Response The proposal responds with removal of mature trees in the street setback. 55.03-9 Access objective (Standard B14) Objective To ensure the number and design of vehicle crossovers respects the neighbourhood character. Response The addition is not located to the street frontage. This standard is not applicable. 55.03-10 Parking location objectives (Standard B15) Objective To provide convenient parking for resident and visitor vehicles. To protect residents from vehicular noise within developments. Response The proposal does not impact the existing parking.

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Clause 55.04 AMENITY IMPACTS 55.04-1 Side and rear setbacks objective (Standard B17) Objective To ensure that the height and setback of a building from a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings. Response The immediate neighbourhood character includes predominantly single storey dwellings with varied setbacks from boundaries. The addition has a side setback of 4.0m creating a buffer zone to neighbouring dwellings. 55.04-2 Walls on boundaries objective (Standard B18) Objective To ensure that the location, length and height of a wall on a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings. Response The proposal does not include walls on boundaries. 55.04-3 Daylight to existing windows objective (Standard B19) Objective To allow adequate daylight into existing habitable room windows. Response Proposal has been designed to allow adequate daylight to the existing adjacent habitable room windows to neighbouring dwellings at No. 47 and No. 51 Millbank Drive. 55.04-4 North-facing windows objective (Standard B20) Objective To allow adequate solar access to existing north-facing habitable room windows. Response The proposal does not cause undue shadowing of daylight to existing north facing habitable room windows of neighbouring dwellings. 55.04-5 Overshadowing open space objective (Standard B21) Objective To ensure buildings do not significantly overshadow existing secluded private open space.

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Response The proposal responds with all additions being provided with adequate setbacks from allotment boundaries, to ensure neighbour’s private open spaces are not overshadowed. 55.04-6 Overlooking objective (Standard B22) Objective To limit views into existing secluded private open space and habitable room windows. Response The proposal responds to limit undue overlooking from habitable room windows, balconies and roof top decks into any neighbours’ secluded private open space and habitable room windows within a 9.0m distance. 55.04-7 Internal views objective (Standard B23) Objective To limit views into the secluded private open space and habitable room windows of dwellings and residential buildings within a development. Response The proposal responds to ensure works within the site do not overlook the private open spaces and habitable room windows of the adjacent proposed dwelling on the allotment. 55.04-8 Noise impacts objective (Standard B24) Objective To contain noise sources in developments that may affect existing dwellings. To protect residents from external noise. Response As the proposal is located in a quiet residential area, noise sources external to the site, need not be considered. Internal noise sources such as plant or equipment will not be located near the bedrooms of adjacent dwellings. Clause 55.05 ON-SITE AMENITY AND FACILITIES 55.05-1 Accessibility objective (Standard B25) Objective To encourage the consideration of the needs of people with limited mobility in the design of developments. Response The proposed works at rear of the site have been designed to accommodate a young family member.

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55.05-2 Dwelling entry objective (Standard B26) Objective To provide each dwelling or residential building with its own sense of identity Response This standard is not applicable. 55.05-3 Daylight to new windows objective (Standard B27) Objective To allow adequate daylight into new habitable room windows. Response The proposal does not include new habitable rooms. This standard is not applicable. 55.05-4 Private open space objective (Standard B28) Objective To provide adequate private open space for the reasonable recreation and service needs of residents. Response The proposal does not impact the current private open space allowances. 55.05-5 Solar access to open space objective (Standard B29) Objective To allow solar access into the secluded private open space of new dwellings and residential buildings. Response The proposal does not impact the current solar access to open space allowances. 55.05-6 Storage objective (Standard B30) Objective To provide adequate storage facilities for each dwelling. Response The proposal does not impact the current storage objective allowances. Clause 55.06 DETAILED DESIGN 55.06-1 Design detail objective (Standard B31) Objective To encourage design detail that respects the existing or preferred neighbourhood character. Response The proposal responds with design elements sympathetic to the surrounding area.

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55.06-2 Front fences objective (Standard B32) Objective To encourage front fence design that respects the existing or preferred neighbourhood character. Response A 1.5m high picket front fence is proposed for the front fence. This complements the existing and newer developments in the immediate area. 55.06-3 Common property objectives (Standard B33) Objective To ensure that communal open space, car parking, access areas and site facilities are practical, attractive and easily maintained. To avoid future management difficulties in areas of common ownership. Response This clause is not applicable. 55.06-4 Site services objectives (Standard B34) Objective To ensure that site services can be installed and easily maintained. To ensure that site facilities are accessible, adequate and attractive. Response The proposal does not impact the current site services allowances.

CONSTRUCTIVE ARBORICULTURE TREE MANAGEMENT AND CONSULTANCY

ARBORIST REPORT

Pre Development Vegetation Impact Assessment 49 Millbank Drive

Mount Eliza, VIC 3930

Prepared for

Fletcher Development Consultants Pty Ltd

July, 2021

Prepared by

Adam Hamilton Dip. Arboriculture

Constructive Arboriculture 67 Fraser Avenue, Edithvale, VIC 3196 P: 0402 232 412 F: (03)9776 0601 E: [email protected]

CONSTRUCTIVE ARBORICULTURE Ref: 49 Millbank Drive, Mount Eliza. 1

Table of Contents

Disclaimer ............................................................................................................................................. 2

Introduction ........................................................................................................................................... 3 1.1 Brief ........................................................................................................................................ 3

2 Overview ............................................................................................................................................ 3 3 Vegetation survey .............................................................................................................................. 4

3.1 Site visit .................................................................................................................................. 4

3.2 Methodology .......................................................................................................................... 4 3.3 Tree Survey Schedule ........................................................................................................... 5

4 Vegetation protection survey ............................................................................................................. 8 4.1 Overview ................................................................................................................................ 8

4.2 Protection zone determination ............................................................................................. 8 4.3 Tree Protection Zone Schedule ............................................................................................ 8

4.4 Recommendations for methods of construction within TPZs......................................... 10 5 Tree Protection Plan ......................................................................................................................... 11

5.1 Site meeting.......................................................................................................................... 11 5.2 Establishment of Tree Protection Zones (TPZs) .............................................................. 11

6 Post development vegetation management ...................................................................................... 12

6.1 Existing trees ....................................................................................................................... 12 Appendix 1 – Tree location map ......................................................................................................... 13

Appendix 2 - Tree Descriptor ............................................................................................................. 14 Appendix 3 – Native and Indigenous species list ............................................................................... 17 Appendix 4 – Common Terms ............................................................................................................ 18

References ........................................................................................................................................... 18


Disclaimer

This information paper is provided to Fletcher Development Consultants Pty Ltd on a confidential

basis and is provided to the recipient strictly on the understanding that its contents will be kept

confidential and will not be disclosed to any other party without Constructive Arboriculture giving

prior permission in writing. In accepting the proposal the recipient acknowledges that Constructive

Arboriculture will suffer consequential loss or damage if the confidential information is disclosed

whether directly or indirectly or used in any way by the recipient without the consent of Constructive

Arboriculture.

This report paper contains recommendations made by Constructive Arboriculture, which are in

relation to only those trees provided within this report.

Due to the nature of trees and the practical limitations in accurately assessing the limitations and

structural integrity of all parts of a tree it is not possible to make a completely accurate assessment of

the condition of a tree. The recommendations in this report are based on visual assessments and

external indicators and there is also some degree of subjectivity. This report is intended to be used

as a tool to assist the management of trees located within and surrounding the site. It should be

noted that any tree near any structure or property or person(s) poses a risk.

To this extent, Constructive Arboriculture gives no warranty as to the reliability or accuracy of the

information nor accepts any responsibility arising in any other way (including by reason of

negligence) for errors or omissions herein nor accepts liability for any loss or damage suffered by

any person or any other persons placing any reliance on, acting on the basis of, the contents hereof.

No party shall be entitled to raise any claim or suit of action on the basis of the contents of this

report.


Introduction

1.1 Brief

The purpose of this report is to provide an assessment of significant trees located at and surrounding

proposed development at 49 Millbank Drive, Mount Eliza.

This report has been prepared by Constructive Arboriculture at the request of Fletcher Development

Consultants Pty Ltd and is based on the following instructions:

1. To inspect and document significant trees within and surrounding the proposed area of

construction.

2. To provide an objective appraisal of the trees regarding their health, structural stability and

suitability for retention.

3. To provide methods of protection for trees, where necessary, in the event of their retention.

4. To provide a list of native and indigenous vegetation to assist with selecting species for

proposed landscape plan.

2 Overview

The construction consisting of external addition to the rear of the existing dwelling and out-building

is proposed at 49 Millbank Drive, Mount Eliza.

A total of nine (9) trees were assessed for the purpose of this report. All trees assessed are located

within the site.

Tree protection measures have been provided for trees assessed, where necessary, in the event that

they are retained.

Several trees have been proposed for remvoal.

No neighbouring or Council trees are present within proximity to areas of proposed construction.


3 Vegetation survey

3.1 Site visit: Adam Hamilton of Constructive Arboriculture inspected the site on Saturday the 31st

of July, 2021.

3.2 Methodology

Each individually assessed tree has been allocated a unique number followed by an

alphabetical reference which identifies ownership and responsibility. S = Tree within site

boundaries, N = Tree on neighbouring property, C = Council tree.

All trees are assessed by visual observations made from ground level only and limited to

accessible components without dissection, excavation or probing. Height and canopy

spreads are estimated.

Trunk Diameter at Breast Height (DBH) is measured in metres at 1.4m above ground level;

multi-stemmed trees are measured immediately above the root flare.

Methodology of determining Health, Structure, Age, Retention Suitability and SULE has

been provided as an appendix (Appendix 2).

Photographs have been taken and are stored on file. They can be viewed upon request.


3.3 Tree Survey Schedule: The following table is a summary of the data collected for the trees individually assessed.

Tree no.

Botanical name Common Name

Height (m)

Canopy spread

(m)

DBH (m)

CAB (m)

Health Structure Age Origin Retention Suitability

SULE Comments Arborist’s Recommendation

1-S Eucalyptus ovata Swamp Gum

20 14 x 10 0.58 2.4 Below average

Poor Mature Native Low Ex This tree is located within the rear set-back of the site towards the north-eastern boundary. The tree is of below average health with poor structure and is not considered suitable for retention. The tree is listing considerably in a north-eastern direction. The tree's canopy s sparse and has died-back in parts. Trunk and basal decay are present. The tree is otherwise suitably distanced from areas of proposed construction.

Removal recommended. Permit required as per VPO1.

2-S Pittosporum tenuifolium Kohuhu

5 3 0.16 0.6 Below average

Fair Mature Exotic Low <10 This small tree is located within the rear set-back of the site towards the north-eastern boundary. Its removal is proposed to provide access to the rear of the site. The tree is of below average health with fair structure and possesses limited retention viability. Tip die-back of the tree's canopy is evident. Due to the tree's small stature and location at the rear of the site, its removal will not impact upon the streetscape.

The tree's remvoal is required to facilitate the construction proposal.

3-S Melaleuca styphelioides Prickly Paperbark

8 6 0.18 1.0 Fair Below average

Semi mature

Native Low <10 This tree is located within the rear set-back of the site towards the north-eastern boundary. Its removal is proposed to provide access to the rear of the site. The tree is of fair health with below average declining structure and possesses limited retention viability. Teh trees trunk is poorly bifurcated at ground level. Due to the tree's location at the rear of the site, its removal will not impact upon the streetscape.

The tree's remvoal is required to facilitate the construction proposal.


Tree no.


Height (m)

Canopy spread

(m)

DBH (m)

CAB (m)



4-S Ulmus glabra 'Lutescens' Golden Elm

6 10 0.2 0.8 Fair Fair Semi mature

Exotic Low <20 This small tree is located within the rear set-back of the site. The tree is of fair health and structure. The construction proposal (ramp), located at its closest point approximately 2m from the base of the tree, will encroach upon approximately 1% of the tree's TPZ (2.4m); an encroachment not considered significant. The tree is suitably distanced from areas of proposed construction and will not be adversely impacted upon in the event that it is retained. Due to the existing conditions/constraints (heavily founded hard surfacing) between the tree and the proposed construction, tree protection fencing and/or ground protection will not be required. Minor canopy pruning (miner elevation of the tree's southern canopy aspect) will be required to provide clearance of the adjacent portion of construction.

Tree management considerations have been provided for this tree in the Tree Protection Schedule (section 4.3).

5-S Archontophoenix cunninghamiana Bangalow Palm

6 5 x 3 0.23 1.2 Fair Below average

Mature Native Low <20 This small palm is located within the rear set-back site of the site close to the rear of the existing dwelling. It is within areas of proposed construction (ramp) and its retention cannot be facilitated. The palm is of fair health with below average structure. Due to the palm's small stature and location towards the rear of the site, its remvoal will not impact upon the streetscape.

The palm's remvoal is required to facilitate the construction proposal.

6-S Hakea salicifolia Willow-leaved Hakea

5 5 x 4 0.4 1.4 Fair Below average

Mature Native Low Ex This small tree is located within the front set-back of the site close to the north-eastern boundary. The tree is of fair health with below average structure but is not suitable for retention. Due to the invasive habit of this species, the tree's removal should be considered regardless of the progression of construction. Hakea salicifolia is not a highly regarded species and is often considered an invasive weed. Its removal is encouraged by many municipalities.

Removal recommended.


Tree no.


Height (m)

Canopy spread

(m)

DBH (m)

CAB (m)



7-S Cupressocyparis leylandii Leyland Cypress

9 8 0.5 1.8 Fair Below average

Mature Exotic Low <10 This tree is located within the front set-back of the site close to the north-eastern boundary. The tree is of fair health with below average structure but is not suitable for retention. The tree's remvoal is proposed due to its growth potential and its close proximity to the existing garage at the site.

The tree's remvoal is proposed.

8-S Eucalyptus lehmannii Bushy Yate

8 8 0.3 1.3 Fair Poor Mature Native Low <10 This tree is located within the front set-back of the site close to the north-eastern boundary and the street-front. The tree is of fair health with poor structure and possesses limited retention viability. The tree list considerably towards and over the carriageway at the front of the site. Numerous 'tear-outs' and sections of decay are present between 1m and 2m above ground level. The tree's remvoal is proposed to provide for the construction of a fence-line.

Removal recommended. The tree's remvoal is required to facilitate the construction proposal.

9-S Corymbia citriodora Lemon Scented Gum

10 8 x 9 0.26 1.2 Fair Fair Semi mature

Native Low <10 This tree is located within the front set-back of the site close to the street-front. The tree is of fair health and structure but possesses limited retention viability. The tree's remvoal is proposed due to its growth potential and its close proximity to the existing garage and retaining walls at the site. Displacement to the adjacent retaining wall is evident.

The tree's remvoal is proposed.

CAB=Circumference At Base; DBH=Diameter at Breast Height; SULE=Safe Useful Life Expectancy; Est=Estimated


4 Vegetation protection survey

4.1 Overview

The survey includes trees assessed.

4.2 Protection zone determination

4.2.1 Structural Root Zone (SRZ): The SRZ is the critical area around a tree’s trunk required for tree stability. The measurement is

given in metres as a radius from the centre of a tree’s trunk and is calculated with reference to the Australian Standard – Protection of

trees on development sites AS 4970-2009.

4.2.2 Tree Protection Zone (TPZ): The Tree Protection Zone (TPZ) is the principal means of protecting trees on development sites.

The TPZ is a combination of the root area and crown area requiring protection. It is an area isolated from construction disturbance, so

that the tree remains viable. The measurement is given in metres as a radius from the centre of a tree’s stem at ground level and is

calculated with reference to the Australian Standard – Protection of trees on development sites AS 4970-2009.

4.3 Tree Protection Zone Schedule:

Tree no.


Single or Multi-

stemmed

Species Tolerance

Diameter Above Root

Flare (m)

Structural Root Zone

radius AS4970-2009

(m)

DBH (m)

Tree Protection Zone

AS4970-2009 (m)

Arborist’s recommended placement of TPZs

Comments and recommendations

1-S Eucalyptus ovata Swamp Gum

S Moderate 0.74 2.92 0.58 6.96 N/A

The tree is to be removed.

2-S Pittosporum tenuifolium Kohuhu

M Good 0.16 1.53 0.16 2.0 N/A


3-S Melaleuca styphelioides Prickly Paperbark

M Good 0.18 1.61 0.18 2.16 N/A


4-S Ulmus glabra 'Lutescens' Golden Elm

M Good 0.2 1.68 0.2 2.4 N/A

Minor canopy pruning (miner elevation of the tree's southern canopy aspect) will be required to provide clearance of the adjacent portion of construction. These works must be undertaken prior to the commencement of construction and be performed by a suitably qualified arborist in accordance with AS 4373-2007 (AS Pruning of amenity trees).


Tree no.


Single or Multi-

stemmed

Species Tolerance

Diameter Above Root

Flare (m)

Structural Root Zone

radius AS4970-2009

(m)

DBH (m)

Tree Protection Zone

AS4970-2009 (m)

Arborist’s recommended placement of TPZs

Comments and recommendations

5-S Archontophoenix cunninghamiana Bangalow Palm

M Good N/A N/A 0.23 3.0 N/A

The palm is to be removed.

6-S Hakea salicifolia Willow-leaved Hakea

M Good 0.4 2.25 0.4 4.8 N/A


7-S Cupressocyparis leylandii Leyland Cypress

S Moderate 0.55 2.58 0.5 6.0 N/A


8-S Eucalyptus lehmannii Bushy Yate

S Good 0.37 2.18 0.3 3.6 N/A


9-S Corymbia citriodora Lemon Scented Gum

S Moderate 0.34 2.1 0.26 3.12 N/A



4.4 Recommendations for methods of construction within TPZs

Proposed foundations (if encroaching upon greater that 10%) within the defined TPZs must consist of pier and

beam construction or other root sensitive construction methods, such as suspended slab or bridged footings.

Floor levels are to be elevated on piers to allow for oxygenation of the soil profile. Strip footings are to be

avoided within a tree’s defined TPZ.

Piers and/or supports must be selectively placed with consideration for any significant tree roots that may be

present within the soil profile. Minor excavation by hand to 0.5m deep should be undertaken at the points of

pier placements to determine if any significant roots are present. Roots greater than 40mm in diameter are

deemed significant. If such roots are encountered the positioning of the foundations supports must be altered

to provide at least 0.3m of clearance from the roots. An arborist is to be present when any excavation is

undertaken within the TPZs, or if any tree roots are uncovered. Any root pruning must be undertaken by a

qualified and experienced arborist.

Below-grade construction should not be undertaken within the defined SRZs of trees to be retained and must

not encroach upon more than 10% of a tree’s TPZ unless pre-existing site conditions negate the spread of a

tree’s root system.

Any underground services must be diverted around the trees’ TPZs where possible, suspended from the

undercarriage of the construction or laid beneath the root profile by method of directional boring.

Internal paths and driveways must be constructed above grade where located within a tree’s defined TPZ, and

must consist of permeable materials of a pH neutral composition.


5 Tree Protection Plan

5.1 Site meeting: It is recommended that a pre development site meeting takes place for the purpose of tree

protection awareness, which should be attended by the following people:

Arboricultural Consultant

Clients (Developers) Site Manager/Foreman

Clients Architect and Landscape Architect

Local Authority Tree Officer

Local Authority Planning Officer

5.2 Establishment of Tree Protection Zones (TPZs):

5.2.1 The protective fencing barriers must be established prior to any site clearance, soil grading or demolition

work taking place and before the following:

Contractor’s site occupancy

Plant and materials delivery

Demolition of any existing structures

Construction phase of works

Utility services installation

Recommended tree removal and pruning

5.2.2 The area within the TPZs is to be regarded of high importance and tree protection fencing shall not be

taken down or relocated at any time without the prior documented approval of the arboricultural consultant or

local authority arborist, unless this has already been agreed as part of the planning application consent process

and is documented. A layer of organic mulch 10 – 15cm thick should be spread over tree protection zones.

5.2.3 The fencing shall comprise of interlocked wire mesh panels, well braced by attachment to a scaffolding

framework by means of wires or scaffold clamps. It should have top and bottom horizontal bars, with uprights

set into the ground or concrete supports at no greater interval than 3m spacing. For larger lengths of tree

protection fencing angled bars should be located behind the fencing to act as braces and should be firmly

clamped to the top rail and set into the ground, braced as necessary; these shall be spaced at intervals no greater

than 6m. All-weather notices should be erected on tree protection fencing with words such as “Tree Protection

Zone Keep Out”.

5.2.4 Inside the TPZs which are defined by the line of protective fencing, the following should NOT occur:

Mechanical digging or grading

Storage of plant equipment and materials

Vehicular or plant access

Fire lighting or burning off (should be maintained at more than 20m from any canopy edge)

Refuelling of machinery, discharge or spillage of any chemical substance

Construction of hard surfaces

5.2.5 In accordance with water restrictions supplementary watering should be provided to the trees through

any dry periods during and after the construction process on a weekly basis when required.

5.2.6 Consideration should be given for appropriate cultural operations. These may include irrigation, or

measures to enhance the soil structure and organic nitrogen levels. This should be made the responsibility of

landscape contractors and supervised by a qualified horticulturalist.


6 Post development vegetation management 6.1 Existing trees

6.1.1 Trees growing on a site before development takes place may, if adversely affected, be in decline over a

period of several years before they die. This varies greatly depending on the age, species and condition of

individual tree, soil conditions, climate and the extent of damage incurred during construction. A program of

inspections and necessary work for the treatment of symptoms as they develop should be undertaken in

conjunction with an arborist. This program may include recommendations for frequency of inspection and

beneficial tree work.


Appendix 1 – Tree location map Map not to scale. Location of the trees assessed.

N

Palm trees.

9 8

7

6

5

4

3 2 1


Appendix 2 - Tree Descriptor

AGE

Category Description

Young Juvenile or recently planted approximately 1-7 years.

Semi Mature Tree actively growing.

Mature Tree has reached expected size in situation.

Senescent Tree is over mature and has started to decline.

HEALTH


Excellent Foliage of tree is entire, with good colour, no sign of pathogens and of good density.

Growth indicators are excellent ie. Extension growth of twigs and wound wood

development. No canopy die back (deadwood) is evident.

Fair /Good Foliage of tree is entire, with good colour, very little sign of pathogens and of good

density. Growth indicators are good ie. Extension growth of twigs and wound wood

development. Minimal die back (deadwood).

Below average Tree is showing one or more of the following symptoms;

< 25% dead wood, minor canopy die back, foliage generally with good colour though

some imperfections may be present. Minor pathogen damage present, with growth

indicators such as leaf size, canopy density and twig extension growth typical for the

species in this location.

Poor Tree is showing one or more of the following symptoms of tree decline; > 25%

deadwood, canopy die back is observable, discoloured or distorted leaves. Pathogens

present, stress symptoms are observable as reduced leaf size, extension growth and

canopy density.

Dead or dying Tree is in severe decline; > 55% deadwood, very little foliage, possibly epicormic shoots,

minimal extension growth.


STRUCTURE


Good Trunk and scaffold branches show good taper and attachment with minor or no structural

defects. Tree is a good example of the species with a well-developed form showing no

obvious root problems or pests and diseases.

Fair Tree shows some minor structural defects or minor damage to trunk eg. bark missing.

There could be cavities present and/or minimal damage to structural roots. Tree could be

seen as typical for this species.

Below average Tree shows many minor or several moderate structural defects, or damage to trunk eg.

bark missing, heartwood exposed and newly established decay present, there could be

cavities present and/or moderate damage to structural roots.

Poor There are major structural defects, damage to trunk or bark missing. Co-dominant stems

could be present or poor structure with likely points of failure. Girdling or damaged to

major roots obvious. Tree is structurally problematic.

Hazardous Tree is an immediate hazard with potential to fail, this should be rectified as soon as

possible.

RETENTION SUITABILITY

Significance is rated into three levels; LOW, MEDIUM and HIGH.

LOW The tree is recommended for removal.

MEDIUM The tree may be retained if it does not hamper the design intent.

HIGH The tree must be retained and the design must accommodate its long term retention.


SAFE USEFUL LIFE EXPEECTANCY - SULE.

LONG SULE: Trees that appear to be retainable with an acceptable level of risk for more than 40 years.

1. Structurally sound trees located in positions that can accommodate future growth.

2. Storm damaged or defective trees that could be made suitable for retention in the long term by

remedial tree surgery.

3. Trees of special significance for historical, commemorative or rarity reasons that would warrant

extraordinary efforts to secure their long-term retention.

MEDIUM SULE: Trees that appear to be retainable with an acceptable level of risk for 15 to 40 years.

1. Trees that may only live between 15 and 40 years.

2. Trees that may live for more than 40 years but would be removed to allow the safe development

of more suitable individuals.

3. Trees that may live for more than 40 years but would be removed during the course of normal

management for safety and nuisance reasons.

4. Storm damage or defective trees that can be made suitable for retention in the medium term by

remedial work.

SHORT SULE: Trees that appear to be retainable with an acceptable level of risk for 5 to 15 years.

1. Trees that may live for 5 to 15 years.

2. Trees that may live for more than 15 years but would be removed to allow the safe development

of more suitable individuals.

3. Trees that may live for more than 15 years but would be removed during the course of normal

management for safety and nuisance reasons.

4. Storm damaged or defective trees that require substantial remedial work to make safe and are

only suitable for retention in the short term.

EXCEEDED: Trees with a high level of risk that would need removal within the next 5 years.

1. Dead trees.

2. Dying or suppressed and declining trees through disease or inhospitable conditions.

3. Dangerous trees through instability or recent loss of adjacent trees.

4. Dangerous trees through structural defects including cavities, decay, included bark, wounds or

poor form.

5. Damaged trees that are considered unsafe to retain.

6. Trees that will become dangerous after removal of other trees for the above reasons.

7. Invasive or environmental weed species.


Appendix 3 – Native and Indigenous species list

Common Name Scientific name

Acacia melanoxylon Blackwood

Allocasuarina littoralis Black She-oak

Allocasuarina verticillata Drooping She-oak

Banksia marginata Silver Banksia

Eucalyptus viminalis Manna Gum

Eucalyptus pryoriana Coastal Manna Gum

Eucalyptus ovata Swamp Gum

Eucalyptus radiata Narrow-leaved Peppermint

Eucalyptus cephalocarpa Silver-leaf Stringybark

Eucalyptus pauciflora Snow Gum

Indigofera australis Austral Indigo

Daviesia latifolia Bitter-Pea Hop

Bossiaea cineria Showy Bossiaea

Kunzea ericoides Burgan

Bursaria spinosa Sweet Bursaria

Correa reflexa Common Correa

Correa alba White Correa

Leucophyta brownii Cushion Bush

Platyloium obtusangulum Common Flat Pea

Viminaria juncea Golden Spray

Hibbertia prostrata Bundled Guinea-flower

Hibbertia stricta Erect Guinea-flower

Epacris impressa Common Heath

Allocasuarina pusilla Dwarf She-oak

Leptospermum myrsinoides Silky Tea-tree


Appendix 4 – Common Terms

Canopy: The part of the crown composed of leaves and small twigs.

Central leader: The main stem or bole of the tree.

Co-dominant: Equal in size and relative importance, usually associated with either trunks or scaffold branches

in the crown.

Crown: The leaves and branches of a tree measured from the lowest branch on the trunk to the top of the tree.

Decay: Process of degradation of wood tissue by fungi and bacteria through the decomposition of cellulose and

lignin.

Diameter at Breast Height (DBH): The DBH of a tree is measured at 1.5m above ground level or in the case

of multi-stemmed trees, measured at ground level or above a root flare if present. This measurement assists with

establishing Tree Protection Zones (TPZs) for vegetation to be retained.

Dieback: Progressive death of twigs and small branches, generally from tip to base.

Drip line: The width of the crown, as measured by the lateral extent of the foliage.

Epicormic growth: Branch development that arises from latent or adventitious buds that occur on stems and

branches and as suckers produced at the base of the tree.

Grading: Altering natural terrain and elevation of land, usually through the action of large equipment.

Included Bark: Pattern of development at branch junction where bark is turned inward rather than pushed out.

SULE: Safe Useful Life Expectancy.

TPZ: Tree Protection Zone

References

1. Tree Protection Zone. The Australian Standard AS 4970-2009 – Protection of trees on construction sites.

2. Native trees and shrubs of south-eastern Australia. Leon Costerman

3. R. W. Harris, J. R. Clark & N. P. Matheny., (2004) Arboriculture – Integrated Management of Landscape

Trees, Shrubs and Vines.

4. J. Coombes., (2000) Trees.

5. Botanica’s Pocket (1999) Trees and Shrubs.

End of report

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