Proposed Housing Development - Lots 1, 2, 3, 4 and 178 ...

Ordinary Meeting of Council 16 December 2020

4.1 PROPOSED HOUSING DEVELOPMENT - LOTS 1, 2, 3, 4 AND 178 DEVON STREET, WOODBRIDGE (DA662-20)

Ward: (Midland/Guildford Ward) (Statutory Planning)

Disclosure of Interest: Nil.

Authorised Officer: (Executive Manager Planning & Development)

Cr Catalano declared a financial interest in Item 4.1 - Proposed Housing Development - Lots 1, 2, 3, 4 and 178 Devon Street, Woodbridge (DA662-20) due to her employment.

Cr Catalano left the Chamber at 7.00pm.

Cr Kiely declared an interest affecting impartiality in Item 4.1 - Proposed Housing Development - Lots 1, 2, 3, 4 and 178 Devon Street, Woodbridge (DA662-20) as he is an Executive Member of the Guildford Association and may have contributed to their submission on this item.

KEY ISSUES

• An application has been made by My Homes Australasia Ltd for the development of housing for homeless persons on Lots 1, 2, 3, 4, and 178 Devon Street in Woodbridge.

• The proposal is part of a joint venture project between the State Government, private and not-for-profit sectors to provide housing for homeless people as the first step in enabling them to develop the capability to enter into the (housing) rental market.

• The five (5) lots form a triangular wedge of land located between the Perth-Midland rail line and the freight rail line situated at the western end of Devon Street in Woodbridge. The land is fenced from public access and presents as a grassed paddock with a number of mature native trees.

• The lands are designated as a Regional Reservation for Parks and Recreation under the Metropolitan Region Scheme (MRS) and have been selected by the Western Australian Planning Commission (WAPC), without prejudice, as a location for this housing project.

• As a regional reserve pursuant to the MRS, determination of the application is to be made by the WAPC.

• The proposal originally consisted of 30 dwellings and 17 car parking spaces and appeared to entail significant clearing of the existing vegetation onsite. This was advertised for public comment with direct written notification to landowners within 1km of the site.


• In response to neighbour concerns the applicant modified the proposal to reduce the number of dwellings from 30 to 17 and car parking bays from 17 to 13 with the intent to facilitate the development without the clearing of existing trees.

• A total of 163 submissions were received at the close of public advertising, comprising 137 submissions of objection and 26 submissions of support.

• Objections contended that:

− use of a regional reserve for parks and recreation is unsuitable;

− the development will clear native vegetation and destroy fauna habitat;

− the housing will be adversely affected by rail noise;

− the housing is located too far away from necessary services;

− the housing is not in keeping with the heritage values of Woodbridge; and

− the proposal will entail adverse social impacts.

• In response to these contentions City staff consider:

− the land should be zoned “Urban” under the MRS if it is considered by the State to be surplus to requirements as a Parks and Recreation reserve and better used for project housing;

− that fauna habitat should not be lost as noted by the Department of Biodiversity, Conservation and Attractions (DBCA) because the mature native trees onsite may now be retained;

− the number of housing units may need to be further reduced or relocated if possible within the site noting that the extant vegetation within and abutting the western corner of the site has been estimated to produce a Bushfire Attack Level of BAL40/BALFZ which is to be avoided as recommended by State Planning Policy 3.7 Planning in Bushfire Prone Areas (SPP 3.7);

− the materials and form of construction will need to be certified as complying with the noise mitigation requirements of State Planning Policy 5.4 Road and Rail Noise (SPP 5.4);

− the site is relatively close to the services contained within the Midland Strategic Regional Centre and is served by good road and rail connections but improvement to the railway level crossing for pedestrians should be considered;

− the design of the proposed dwelling units broadly complies with the requirements of the Woodbridge Conservation Precinct Policy provided that car parking will have to be relocated to an area of the site behind the dwellings and further subject to the provision of a vertical emphasis to windows.


It is recommended that the Council resolve to:

1) Advise the Department of Planning Lands and Heritage that the City of Swan is not in a position to support the concept of using Lots 1, 2, 3, 4 and 178 Devon Street, Woodbridge for a private-public partnership in the development of housing for homeless persons, unless:

1. the lands are first appropriately zoned “Urban” under the Metropolitan Region Scheme;

2. all 17 proposed dwelling units are capable of achieving a Bushfire Attack Level Rating of at least BAL-29 by appropriate setback from classified vegetation;

3. all 17 proposed dwelling units are provided with windows that have a vertical emphasis consistent with the City of Swan POL-C-111 Local Planning Policy – Woodbridge Conservation Precincts;

4. the car parking area is to be relocated to be behind the dwelling units consistent with the City of Swan POL-C-111 Local Planning Policy – Woodbridge Conservation Precincts .

AUTHORITY/DISCRETION

Metropolitan Region Scheme (MRS)

Pursuant to cl.13 of the MRS, "…no person shall commence or carry out any development on reserved land, other than the erection of a boundary fence, without first applying for and obtaining the written approval of the Commission to do so."

Pursuant to cl.29(1)a(i) and 29(3) of the MRS, the City has 42 days to provide the Department with recommended conditions. If the City fails to provide comment and recommended conditions within that time, it is assumed the City has no comment to make, and DPLH could issue a determination without any City input at all.

Local Planning Scheme No.17 (LPS 17) cl.3.2.2

The approval of the Local Government under the Scheme is not required for the commencement or carrying out of any use or development on a Regional Reserve.

BACKGROUND

Applicant: My Home Australasia Owner: Department Planning Lands and Heritage Zoning: LPS17 - Regional Reserve - Parks and Recreation MRS - Parks and Recreation Development Scheme: Metropolitan Region Scheme Existing Land Use: Vacant Lot Size: 3886m2 Use Class: Single Bedroom Dwellings (x 17)


DETAILS OF THE PROPOSAL

The application proposes 17 single bedroom dwelling units, each with an area of 31m2. The dwelling units will be constructed of green V Groove Compressed Fibre Cement (CFC) and Smooth CFC Panels, double glazed windows with UPVC window frames and with zincalume and solar panel clad roof.

Thirteen car parking bays are proposed to be provided.

The “My Home” project model is described by the applicant as follows:

“My Home” is a new initiative to provide housing for homeless people at no cost to government. “My Home” is a proposed 3-way partnership between government, not-for-profit and the private sector, and is based on the Housing First model. The Housing First model is guided by the principle that a homeless individual’s primary need is to obtain stable housing firstly, followed by the provision of support services that can help the individual re-engage with the community and ultimately become self-sufficient.

Key elements of the “My Home” project are as follows:

• Government provides vacant land at no cost that has been identified for long term

future use such as road widenings, railway expansions etc. A number of sites have already been identified by the WAPC;

• Private sector funds the construction of housing - small demountable homes that can be constructed quickly and can be easily relocated to other sites if the land is needed for future government projects;

• A Community Housing Organisation (CHO) leases the land at peppercorn rent for 15 years. During this time the CHO maintains the houses and provides ongoing management of the tenants along with providing access to employment, health, legal and social support services. The CHO takes a percentage of the tenants’ Centrelink payments to fund this ongoing management;

• Each site can be specifically targeted for particular homeless groups, for example over-55 women, with appropriate support services provided;

• Private sector contributions are tax deductible and provide opportunities to promote brand identity and corporate social responsibility;

• Architect designed homes will be sympathetic to surrounding development to minimise community opposition;

• Can be used as a pilot project to trial new innovations in low cost sustainable building practices (e.g. alternative construction methods, energy efficient design, solar panels, water recycling, new construction materials etc.);

• The model has proven success in other parts of Australia and around the world, e.g. Harris Transportable Housing Project by Launch Housing, Melbourne.

The project has been developed by Michelle Blakeley Architect, Kathleen Gregory AM (Former CEO, Foundation Housing) and Ben Martin (Managing Director, Morphis Developments Pty Ltd), along with strategic advice from other experts.

To describe the localised built form of the development, the applicant provides the following submission to support the proposal:

The houses are 31m2 with bedroom, kitchen, living, bathroom and laundry spaces. The site will be landscaped with vegetable gardens, fruit trees and outdoor living spaces. There are 17 (now reduced to 13) on-site shared parking bays including two Universal Access bays, however it is expected that majority of the tenants will not own their own cars therefore the bays are primarily for visitor parking.


The homes are designed and will be built to Passivhaus principles to ensure a comfortable living environment. This includes good thermal and acoustic insulation, double glazing (reducing noise from the railway and highway as well as reducing thermal transfer), sealing of the building envelope to minimise air leakage, cross ventilation with air exchange system, solar panels and rainwater collection tanks. Underlying the design and planning of the houses has been the question “Would I be comfortable living in this house?” The design, construction and fit-out provide a home which demonstrates to the tenant that their community cares and respects that he/she should have reasonable quality of life.

The applicant has provided the following submission in relation to the ongoing management of tenants as well as support services offered to tenants:

Homeless people are from all walks of life, from many socio-economic backgrounds and all demographics. For example, strong anecdotal evidence that a growing “hidden” group of people becoming homeless in Australia are single women aged over 55 years of age. Women in this age group may have spent many years raising children and are less likely to have accumulated sufficient superannuation to support themselves. Death of a spouse, divorce, lack of confidence to re-enter the workforce, outdated work skills and poor financial management all contribute to an older woman finding herself homeless. A registered Community Housing Organisation (CHO) will be the manager of the properties and the tenants will be managed in accordance with the Residential Tenancies Act. The organisation will have policies and procedures in place which span all stages of tenancy and property management, and will have experience in managing low-income affordable housing. The first interaction with a potential tenant is via an application for housing and an interview. The purpose of the interview is as follows:

a) To ascertain the potential tenant’s housing needs; b) To ascertain any support needs the tenant has, to determine whether these can

be addressed by staff or are beyond what can be provided by the CHO (e.g. mental health support) and, if support is required, whether it is already in place or referrals are needed via the CHO’s tenant support team; and

c) To allow the CHO to decide whether the allocation is right for the potential tenant

and for the organisation based on the Housing First best practice model of a ‘sensitive lettings’ allocation procedure. This ensures that tenants are allocated properties that have the best possible chance of resulting in a stable, successful tenancy and will not have a negative impact on themselves or the wider community.

Following allocation, the tenancy will be managed by a CHO Housing Coordinator whose primary task is to ensure that both parties’ rights and responsibilities are met. Tenancy management procedures are designed to ensure that any issues are pro-actively addressed with the tenant. There are continual touchpoints with residents with regular routine inspections and at other points such as maintenance visits, tenant support visits or at other points requested by the tenant. It is the CHO’s objective to ensure tenancies are successful and sustainable but, where there are issues that cannot be resolved, the CHO can take formal action and ultimately move to evict tenants who are in breach of their tenancy agreement (for example, rent arrears and anti-social behaviour)


Some tenants will require minimal support services, some will be able to use public transport to go to required services, some will need home visits from outreach workers. The CHO will undertake a support needs assessment at the point of interview to ensure support needs are identified before an allocation is made. This is vital to ensure that tenancies have the optimum chance of success. The support plans are then maintained and there is active management with agencies throughout the tenancy.

To explain the lifecycle of the development, the applicant provides the following submission:

The term of the land lease between the State Government and CHO is 15 years. Tenants will be able to live in their houses for as long as they need to become self-sufficient in the private housing sector. This could be the time it takes for skills training, financial stability, rehabilitation and personally resilient to manage their life. Therefore, a tenant could live in a house for less than a year or for the rest of his/her life. The land lease will include a clause which, if the State Government requires the land for government use, then the houses will be relocated to another site.

The applicant provides the following submission in relation to supply and demand:

The Australian Bureau of Statistics defines homelessness as: “When a person does not have suitable accommodation alternatives they are considered homeless if their current living arrangement: is in a dwelling that is inadequate; has no tenure, or if their initial tenure is short and not extendable; or does not allow them to have control of, and access to space for social relations.” Accordingly, the many homeless people are not sleeping rough (primary homelessness) but are in some other form of insecure housing tenure such as couch surfing, sleeping in their car or staying with relatives. Many people who are on the State government social housing waitlist are homeless. In recent years, arising principally from a sharp decrease in affordability and accessibility in the private rental market, the number of people on WA’s social housing waitlist has declined. However, there remains approximately 15,000 households on the waitlist. This number will likely rise as the private rental market rebalances and predicted little growth in social housing in WA. Over 50% of waitlist applicants are lone households and single occupants are likely to be a source of strong demand for the homes offered under the “My Home” programme. Homes built under the “My Home” project will be fully self-contained which is preferable to dormitory or lodging house accommodation as the houses can truly be called “My Home”.


PUBLIC CONSULTATION

Public Consultation was carried out in the following manner:

Original Proposal

Duration: 29 September 2020 to 12 October 2020.

Method: Letters to landowners within a 1km radius of the subject site, emails to Interest Groups, notice in the newspaper and notice on the City's website.

Submissions Received: 62 objections and 20 non-objections.

Revised proposal received 9 October 2020

Duration: 13 October 2020 - 2 November 2020 (20 days)

Method: Emails to all persons who had provided a submission on the original proposal, advising that revised drawings have been received, the revised drawings were published on the City's website.

Submissions Received: 90 Objections including 15 resubmissions and nine (9) non-objections including three (3) resubmissions.

At the close of advertising, a total of 137 individuals objected to the proposal and 26 individuals provided support for the proposal.

The following interest groups were consulted:

• Woodbridge Ratepayers Association - objected to the proposal,

• Guildford Association - objected to the proposal,

• Transition Town Guildford - no comment received,

• Midland and Districts Historical Society Inc - no comment received.

Issues raised were in relation to:

• The incorrect use of a Regional Reservation for Parks and Recreation;

• Loss and damage to the natural environment including habitat to native fauna;

• The location being unsuitable for the development for a variety of reasons;

• The impact of built form on the existing locality including the disregard for heritage values;

• Social impacts associated with the proposed development; and

• Alternative Locations were proposed for investigation.


CONSULTATION WITH OTHER AGENCIES AND/OR CONSULTANTS

The application was referred to the following agencies for comment and advice:

Department of Water and Environmental Regulation (DWER) - Provided comment in relation to the original proposal that a Clearing Permit will be required which has not yet been applied for. Following review of the revised proposal, officers at DWER advised that the advice no longer applies. They advise a minimum finished floor level of 5.1m AHD.

Department of Biodiversity Conservation and Attractions (DBCA) - Parks and Wildlife Service - Provided comment in relation to the revised proposal. They advise that the site abuts vegetation which has been identified as habitat for the threatened Black Cockatoo Species and the Priority 4 Listed Quenda, however DBCA are not aware if the subject site itself provides habitat to these fauna species. DBCA confirm that the proposed reduction in dwellings will reduce potential impacts on native fauna. Finally, they recommend the development be connected to reticulated sewerage and all stormwater be contained onsite and not discharged into the nearby Helena River.

Public Transport Authority (PTA) - no objection to the proposal, subject to a suite of conditions ultimately requiring no impacts or encroachment in any form into the railway corridor, a fence being constructed along the full length of boundaries abutting the rail corridor and a notification placed on the Certificates of Title notifying prospective owners of vibration, noise, visual amenity and other operational impacts.

Given the land is owned by State Authorities and is reserved for Parks and Recreation, it is considered that the need for a notification is not required in this instance, as the development is not intended in perpetuity and there is a low chance of the land being on-sold while the development is in existence. Notification to tenants could possibly be dealt with in lease agreements.

APA Group (APA) - (Parmelia Gas Pipeline) - no objection to the proposal subject to revised drawings removing the letterbox and any fencing over APA's easement, and conditions requiring a Pipeline Management Study amongst other matters.

Dampier to Bunbury Natural Gas Pipeline operators - no objection to the proposal

Water Corporation - No objection to the proposal.

ARC Infrastructure (in relation to the freight railway) - no response received.


DETAILS

Appropriateness of the proposed Use within a Parks and Recreation Reserve

The land is designated as a Regional Reservation for Parks and Recreation under the MRS. Thirty of the 137 submissions of objection have expressed opposition to the notion of using land reserved for the purpose of a park being used for the development of housing.

In relation to the proposed development and site location, the applicant provides the following submission:

The proposed development is intended to provide temporary housing for homeless individuals on land that is owned by the State Government and has been identified for long-term public transport uses. The site is zoned ‘Parks & Recreation’ under the Metropolitan Region Scheme and ‘Resource’ under the City’s Town Planning Scheme. The Western Australian Planning Commission (WAPC) is in support of the proposal and has signed the application forms, on the basis that it is temporary in nature and does not conflict with the State’s long-term planning objectives for the area.

Department of Communities is also in support of this proposal. Enclosed is a letter from Hon Simone McGurk MLA, Minister for Community Services confirming support for the project as it aligns closely with the State Government’s 10 Year Homelessness Strategy. The site is ideally located within close proximity to shopping and medical facilities and only 600m from the Woodbridge Train Station. All services are already available to the site via existing mainlines in Devon St.

The site is currently vacant and slopes down towards the southern end therefore site levels will generally be retained as existing. There are a number of existing mature trees, which will be retained on site.

The proposed development is a straightforward low-risk proposal that will not prejudice outcomes over the broader area.

City staff note that the land has no particular embellishment for recreational purposes and is fenced off, presumably against public access. It is further noted that the land is not zoned “Resource” under LPS17 as stated by the applicant

The question that arises here is one of planning principle. If the land is surplus to requirements of providing land for public recreational enjoyment and of itself does not entail any great utility and is not of great environmental value, then presumably it is appropriate for it to be used for some other purpose as in this instance a form of public housing? If that is so then the reservation is redundant and the planning framework provided in the MRS should properly reflect this.

In the interests of orderly and proper planning, City staff suggest that Council should recommend the WAPC, should, if they are satisfied that the reservation is redundant, amend the MRS to remove the Parks and Recreation Reservation over the subject lands.


Environmental Impacts and Bushfire Mitigation

Sixty-five submissions contend that the proposal will have irreversible and dire impacts on the natural environment and habitat for native fauna by way of root damage to existing trees through construction of the development and displacement of ground dwelling fauna. Submissions further suggested:

− these lands are part of Bush Forever Site 215;

− these lands are within the Swan and Canning Rivers Management Act 2015 area; and

− these lands are protected under the City of Swan Bio-diversity Strategy 2016.

City staff can confirm that the lands are not in fact part of Bush Forever site 215, which is some 3.7km to the south-east, are not identified in the City’s Bio-diversity Strategy 2016 for either Conservation, Protection, Limited Protection or Retention and are not within the Development Control Area, nor abut lands within the Development Control Area of the Swan and Canning Rivers Management Act 2015.

Advice from Department of Biodiversity, Conservation and Attractions (DBCA)

DBCA advise that the subject lands do abut lands that contain vegetation which has been identified as habitat for the threatened Black Cockatoo Species and the Priority 4 Listed Quenda. DBCA however have no information to suggest that the vegetation on the subject lands itself provides habitat to these fauna species, however retention of such vegetation under the modified proposal would reduce any potential impacts on any native fauna.

DBCA recommend that the proposed development be connected to reticulated sewer.

Advice from Department of Water and Environment Regulation.

DWER advised the City on 20 October 2020 that:

− a permit to clear native vegetation will be required pursuant to section 51C of the Environmental Protection Act 1986.

− the proposed development is not affected by 1 in 100 year flood events of the Swan or Helena Rivers, however a minimum habitable floor level for the development of 5.1 metres Australian Height datum should be achieved.

Subsequently DWER have advised that the revised proposal would not require a clearing permit.


Bushfire Attack Level (BAL) assessment

The application was lodged with the City without an accompanying BAL assessment. At the time of writing this report the applicant had engaged a bushfire consultant and a draft BAL assessment had been undertaken. City staff have concerns that the extent of existing vegetation contained within the freight rail corridor to the immediate south renders the subject lots Bushfire Prone and a number of the proposed dwellings likely to be subject to BAL ratings of BAL-FZ or BAL-40. These ratings indicate that approximately six (6) or seven (7) of the 17 proposed dwellings would likely be subject to direct flame attack and the highest temperatures associated with bushfire. This is not recommended as suitable under Planning in Bushfire Prone Areas (SPP 3.7). Whilst it would be possible to reduce the BAL rating to an acceptable rating of BAL-29 or less by clearing the vegetation that gives rise to the bushfire threat, City staff could not then be satisfied that an adverse impact on native fauna habitat would not occur.

On the basis of a presumption against such vegetation clearing it is likely that in order to achieve acceptable BAL ratings (i.e below BAL-40) the proposed number of dwellings will need to be reduced or six (6) or seven (7) of them will need to be re-sited. The applicant has not made any modifications to address this issue, which leaves the proposal in its current state not supported. City staff is therefore of the view that unless the bushfire rating be addressed and reduced to acceptable levels, the application cannot be supported.

Location Suitability

Seventy six submissions contend that the proposed lands are an unsuitable location for housing development because:

− dwellings will be subject to adverse impact of rail noise;

− the site is poorly serviced by pedestrian connections to the Woodbridge Train Station 750 metres away;

− the rail line presents a limitation to emergency access;

− the site is too far from shops, health and social services and will leave residents socially isolated; and

− the site is too close to existing schools and poses a threat to safety.

These matters are addressed as follows:-

Rail noise

State Planning Policy 5.4 (Road and Rail Transport Noise) sets out that new sensitive development such as housing that is proximate to existing road and rail infrastructure should, by design, mitigate against noise impact from that infrastructure. Noise mitigation measures relative to the distance of the noise sensitive receiver from the road/rail noise source are set out as a series of six (6) construction packages (Quiet House A, Quiet House A +, Quiet House B, Quiet House B+, Quiet House C, Quiet House C+) in the Policy (Table 3: Quiet House requirements).


The applicant has stated:

An Acoustic Assessment under State Planning Policy 5.4 (Road and Rail Transport Noise) has not been undertaken for the proposed development due to its temporary nature. Notwithstanding this, the houses will be constructed with the following noise attenuation inclusions: double glazing, R2.5 wall insulation, R6 roof insulation, all windows are north / south facing with solid walls facing the railway line, and 3000l rainwater tanks will be strategically located to act as an acoustic buffer. Landscaping will include dense shrubs, which will also assist with noise attenuation.

The dwellings proposed under the application are close enough to both adjoining passenger and freight rail lines to require noise mitigation measures as prescribed in the Policy, being within 100m of the Midland passenger rail line and within 200m of the freight rail line. One such mitigation measure would be the incorporation of the Quiet House B package of construction measures into the construction of the front northernmost six (6) dwellings and the Quiet House C+ package of construction measures into the rear 11 dwellings.

The communal outdoor living area has been sited on the opposite side of the building from the rail corridor, thus meeting the requirements of Table 3 for outdoor living areas.

With an Acoustic Assessment study not provided by the applicant, City staff are uncertain as to whether the applicant’s proposed construction package would meet the required levels of noise mitigation as set out in the Policy. The use of zincalume roofing would appear to be contrary to the Quiet House C+ example construction package for roofing. The applicant should be required to demonstrate that their proposed construction package can noise mitigate to the required levels or else the proposed dwellings should be constructed in accordance with the example construction packages Quiet House B and Quiet House C+ in the Policy.

Aircraft Noise

The subject site is located within the Aircraft Noise Special Control Area under LPS17. Due regard needs to be had to State Planning Policy 5.1 - Land Use Planning in the Vicinity of Perth Airport (SPP 5.1). Last year the aircraft noise exposure contours were updated to reveal that only a slight portion of the western corner of the subject site was within the ANEF 20-25 contour and all of these 17 proposed dwellings are outside of this.

Proximity to High Pressure Gas Lines

State Planning Bulletin 87 - High Pressure Gas Transmission Pipelines in the Perth Metropolitan Region (Planning Bulletin 87) is a planning tool which seeks to ensure risk to persons and property is at an acceptable level, to reduce potential risk arising from rupture of the pipeline through construction works and ensure future development will not encroach on the potential for the pipeline corridor/easement to provide the capacity required to meet the long term demand for natural gas in the south west of Australia.

Planning Bulletin 87 establishes setback distances from the pipeline easements for residential development. Where a development is within the setback distance, they are required to prepare a Pipeline Risk Management Plan. The requisite setback for residential development to the Parmelia Gas Pipeline south of Caversham is 65m. Given the development is within 65m of the pipeline easement, the applicant will need to prepare a Pipeline Risk Management Plan.


The proposal was referred to both Gas Pipeline operators, neither of who objected to the proposal. As previously discussed, APA requires a suite of conditions be imposed, and a Safety Management Plan be prepared prior to construction. There was however no indication to suggest that the development is not appropriate at the distance currently proposed to the pipelines.

Access and proximity to services

Devon Street extends approximately 220m eastwards from the site to its crossing of the Perth-Midland passenger rail line and juncture with Great Eastern Highway. This section of Woodbridge is limited to this sole means of vehicular access/egress which is affected by the rail crossing. This section of the road contains a footpath on its southern side. The level crossing of Devon Street however does not have provision of a pedestrian crossing. On the basis that it is expected that most of the homeless persons proposed to be accommodated in the proposed dwellings would be expected to not have a private vehicle they will be reliant on walking and/or using the train/bus. The Woodbridge train station is located 750m away and a resident at the site could access it by crossing the level crossing at Devon Street and using the underpass off Great Eastern Highway or the underpass off Amherst Road. City staff acknowledge that rail underpasses do pose real and or perceived security and safety concerns for many members of the public. Improvements to such infrastructure or the installation of alternative above ground access arrangements would be expected to remain a public issue and any contemplation of making provision on this site for persons that would be expected to be reliant on such access should be closely considered by the WAPC.

Notwithstanding some of the limitations of crossing the rail line to access Great Eastern Highway and the Woodbridge station the proposed site is otherwise proximate to health, shopping and social services in Midland.

Proximity to Schools

Concern was raised in some submissions that the accommodation of homeless persons at a location in relative proximity to schools will or might pose a safety issue. Such concerns are to some degree understandable but City staff have no basis to form the view that the proposal would present any form of extraordinary threat to the public including schools.

Built Form

Fifty four submissions contend that the proposed dwellings are of poor built form, not complying with built form planning controls, nor respecting the heritage values of the area.

As the proposed development is for land that is a Regional Reservation it is not subject to LPS17 and therein the application of the Residential Design Codes of Western Australia (R-Codes). For the same reasons it is not subject to the City’s POL-C-111 - Local Planning Policy - Woodbridge Conservation Precincts.

Nonetheless the density of development proposed under this application - 17 dwellings on 3886m2 of land would equate to approximately 44 dwelling units per hectare. The surrounding area of Woodbridge has a dual density coding of R20/50. The density of dwellings proposed is consistent with this density coding and reflective of built form vision for the locality. Assuming the nominal application of the R-Codes provisions applicable for an R50 coding for single bedroom dwelling development the proposal would be compliant with the deemed-to-comply provisions.


The provision of 13 parking spaces for the proposed 17 dwelling units is considered to be sufficient for both residents and visitors demand noting that most residents are expected not to have a private motor vehicle.

POL-C-111 - Local Planning Policy - Woodbridge Conservation Precinct Assessment

While the subject site is not required to comply with the Woodbridge Conservation Precinct heritage policy (POL-C-111), had the land been zoned Urban and Residential, it is logical that the Policy would have extended to cover this land. Given the large number of community concern surrounding the protection of heritage character and the proximity to the Heritage Precinct area, a detailed assessment against POL-C-111 has been undertaken.

POL-C-111 ultimately requires new buildings to respect their historic context and respond to the existing character, scale, form, siting, materials and colours. It allows for marked contrast which involves using contemporary design while respecting existing building quality, proportions, scale and the like. The proposed development seeks a modern architecture and therefore a marked contrast approach.

Scale or Size

Acceptable Development Provisions (Scale or Size)

Front dwellings should generally be single storey and have a plate/ceiling height of a minimum 2.7m and a maximum of 4.2m. The proposed dwellings have a plate/ceiling height of 3m and therefore complies.

Form

Acceptable Development Provisions (Form)

a) Development fronting the street shall respond to and reinforce the predominant form characteristics of existing development in the street, such as plate/ceiling height, ridge, and parapet lines, roof slopes (generally 25-30 degrees) and eave overhangs (generally 300-450mm) within the context

The proposed development responds to the plate/ceiling height, and roof slopes (proposing 30o pitch as viewed from the street). The design does not incorporate any eaves as it is not replicating a historic design.

b) Windows shall have a vertical emphasis where visible from the street or public place.

The proposed dwellings do not have windows with a vertical emphasis. This is a design feature which could be amended without compromising the proposal, although compliance with noise mitigation requirements of SPP 5.4 should be achieved.

d) Street facing building facades shall be well articulated and detailed.

At a glance, no significant articulation or detailing has been incorporated into the building design. External walls will be clad with V Groove CFC panels in Dulux 'Green Spruce' with the recessed front facades clad with smooth CFC panelling in Dulux 'Celery Green'. Windows and door frames will be white. However, there is no mandate to incorporate traditional detailing to new buildings. In this instance, the architect has incorporated a verandah which is a traditional detail but with a modern take on the feature, by extending it under the main ceiling line.


e) The front door/s should generally be located on the street facing dwellings façade however, may be located on the side dwelling façade where the entry point is obvious from the street.

Front doors are located on the street facing façade and therefore complies.

Overall, the development is generally consistent with Form, with the exception of windows orientation.

Siting

Acceptable Development Provisions - Development in R20 Coded Areas and Single Dwelling Developments (Siting)

It is acknowledged that the development is not in an R20 coded area nor is it a Single Dwelling development. Notwithstanding, an assessment has occurred against the Acceptable Development provisions in order to ascertain its appropriateness in its setting.

a) Notwithstanding the minimum setback requirements for the relevant residential density code specified under column 8 of Table 1 of the Residential Design Codes (the Codes), new buildings, and additions to existing buildings, shall be located parallel to an fronting the street and follow the established front and side building setbacks in the street.

The subject site does not afford a 'traditional' street frontage. The site is not at the end of a traditional cul-de-sac. It is therefore not possible to require the development to follow the established front and side building setbacks in the street, and must be assessed on its merits.

Setbacks have been determined by the gas pipeline easement and existing established trees. It would not be possible to reinforce a 6m - 10m setback as is seen along Devon Street.

The buildings have been orientated to the north in the interest of harvesting solar energy. In its broad context, it presents half to Devon Street and half to Great Eastern Highway.

Given the uniqueness of the site, tree and gas pipeline constraints and the intention to harvest solar energy, coupled with the fact is makes efforts to present to both Great Eastern Highway and Devon Street, it is considered that the pattern of arrangement in this instance is acceptable.

c)(ii)Car parking shall be incorporated into the design of a new house as unobtrusively as possible.

The development proposed parking to be at the front of the development. Approximately three (3) of the 13 car parking bays will be visible from Devon Street, and all will be partially visible from Great Eastern Highway. However, no carports or garage structures are proposed, so they will only be visible in the event a vehicle is utilising those bays.


In this regard, the proposed parking meets the design principles of the policy, in that no carports and garages are proposed. Notwithstanding, this is a design feature that could be amended, by relocating parking to the rear of the development, without compromising the proposal. Given this is not a non-compliant aspect of the acceptable development provisions, in the event that relocation is not possible due to access requirements for Bushfire Safety, the City is of the view that the current location is still acceptable.

g) Outdoor living areas shall not be located between the front dwelling and the street.

The communal outdoor living area is proposed to be sited between the first row of dwellings and therefore complies.

j) External fixtures such as satellite dishes, TV and radio antennae, exhaust vents, air conditioning units, solar panels and the like shall be sited so that they are not visible from a public street or place.

The solar panels are proposed to be on the roof facing Devon Street and Great Eastern Highway, in order to take advantage of the sun for solar harvesting. The solar panels have been incorporated into the roof design, rather than affixed on top of a roof, and also include nib walls along each side which acts to frame the solar panels. The visual result is that the solar panels are recessed into the roof, rather than protrude and double as a design feature. In this way, while it is accepted that this aspect does not comply with policy, the specific design scenario is such that it will not be visually obtrusive.

Materials and Colours

Acceptable Development Provisions (Materials and Colours)

b) Acceptable materials for walls include but are not limited to:

i. Red through to orange brick, with cream joints, and darker bricks with light grey joints,

ii. Smooth render

iii. Timber weatherboards or timber weatherboards to dado height with compressed fibrous cement boards (that look like timber weatherboards) for upper walls

iv. Custom or mini orb profile walls in a painted Colorbond finish

v. Limestone up to sill height only

The development proposes V Groove CFC panel cladding in Dulux 'Green Spruce'. This is almost identical to Colorbond Mangrove®. The front facades are proposed to be smooth CFC panels in Dulux 'Celery Green' which is almost identical to Colorbond Event Haze®. Neither of these materials are listed as acceptable, however it has already been accepted that this design seeks to apply the marked contrast approach. The materials chosen do not impact on the proportions, roof pitch, and scale of the development and can be supported.


c) Acceptable materials for windows and door frames include, but are not limited to:

i. Timber (especially when visible from the street)

ii. Aluminium where frames are wide, such as single/double sash, casement and awning (especially when visible from the street)

The window and door frames are proposed to be UPVC which is a rigid plastic that is durable, energy efficient, low maintenance and provides a sturdy foundation for double glazing. This is a relatively new material and considered superior to aluminium. While not explicitly listed as an acceptable material, visually it is indistinguishable from a traditional aluminium frame. For the purpose of this visual aesthetic assessment, it is considered compliant.

d) Acceptable materials and colours for roofs include, but are not limited to:

i. Custom orb profile sheeting either corrugated galvanised iron, zincalume finish or Colorbond in red, brown or grey.

The application proposed zincalume roofs for the dwellings on the long side, and solar panels on the short side of the roof. It has already been established that the use of solar panels as a roof feature is acceptable in this scenario, and the use of zincalume on the longer side meets the acceptable development provisions.

e) Acceptable materials for gutters include, but shall not be limited to:

i. galvanised iron

ii. Zincalume finish or

iii. colorbond

The gutter profile on the elevations is shown to be half round, which is consistent with the policy. It is shown to continue in Dulux 'Green Spruce' which has been established to be very similar to Colorbond Mangrove® and therefore compliant.

j) Colours non-heritage buildings

i. Colour schemes for non-heritage buildings may accord with those that are considered acceptable for heritage buildings

ii. In addition, colours which take their inspiration from local, natural elements such as tree leaves, bark and soils may also be appropriate

iii. Modern colours may also be acceptable where sympathetic in the context

iv. The use of bright or garish colours in large areas visible from the street is inappropriate and unacceptable.

The development proposed to use shades of Green which is directly picking up on the native bushland surrounding the development. Heritage Green is also a listed heritage colour, and while the development does not proposed the use of Heritage Green itself, the proposed use of 'Green Spruce' and 'Celery Green' is certainly in keeping with the established colour scheme of the locality.


It is therefore considered that while the colours and materials are not explicitly listed in the policy, the development is taking the marked contrast approach, and all materials and colours will be sympathetic to the existing colour schemes, and not compromise the proportions and scale of the proposed development or the existing streetscape.

Detailing

Acceptable Development Provisions (Detailing)

a) New buildings shall not copy traditional decorative elements

The development does not propose the use of any traditional decorative elements.

b) Street facing building facades shall be well articulated and detailed.

The buildings facing Devon Street and Great Eastern Highway have not been provided with a great amount of detail. However, they are articulated insofar as the front facades being recessed under the verandas. The front of each dwelling will also be provided with a flower and a vegetable garden which provides additional articulation.

c) Windows and doors in new buildings should not be copies of traditional styles. Some details may be adapted to allow buildings to harmonise with the traditional streetscape, such as using a slight arch of vertical brickwork over the window.

The development does not propose any copies of traditional style doors and windows. It has been previously outlined that there is opportunity to reorientate the windows to achieve a vertical emphasis.

d) The style of a verandah roof, posts and decoration should be appropriate to the style of the building, to which it is associated.

It has been previously outlined that the proposed verandahs are incorporated under the main roof as a modern architectural feature and therefore complies.

g) Guttering styles shall be appropriate to the style of the buildings to which they are associated. Guttering styles include half round, quad, ogee and colonial.

It has been previously established that the guttering proposed is half round and therefore complies.

h) Acceptable profiles for downpipes include, but shall not be limited to, round.

The artists' impressions show round downpipes, painted to match the facades to which they are attached and therefore complies.


Development within the Front/Street Setback Area

Acceptable Development Provisions (Development within the Front/Street Setback Area)

b) Vehicle crossovers should be kept to a practical minimum.

One (1) vehicle crossover is proposed and therefore complies.

At the conclusion of assessment against POL-C-111, it was found that subject to some minor design alterations, the proposed development broadly complies. In the event the WAPC resolves to approve the development, the City recommends investigation into altering windows to have a vertical emphasis and relocating parking areas to the rear of the development.

Alternative Locations

A number of submissions have questioned why the proposed development could not be undertaken at any one of a number of alternative locations, these being:

− Midland Primary School Site;

− Old Train Station Carpark ;

− No.15-23 Yelverton Avenue, Woodbridge;

− No. 53 Yelverton Avenue, Woodbridge;

− Lot 466 Yelverton Avenue, Woodbridge;

− No.31 Foundry Road, Midland; and

− Lot 9026 Yelverton Avenue, Woodbridge

These sites, not being the subject of this application, are variably owned by State Government Departments, with No.31 Foundry Road in private ownership. City staff are not in a position to make comment as to whether these locations could be acceptable alternative locations for this proposal.

CONCLUSION

From a locational point of view, the site is indeed a candidate site for the proposed initiative. However, based on the expectation that most of the residents will be reliant on walking and/or using the train/bus and the site is relatively close to public transport, pedestrian connectivity is actually somewhat constrained by the fact that the level crossing of Devon Street with the train line does not have provision of a pedestrian crossing.

The environmental concerns have been addressed through a redesign of the proposal and through technical advice received from DBCA - Parks and Wildlife Services and DWER. However, this redesigned proposal does not meet Bushfire safety requirements.


The development is not consistent with the intentions of the underlying Regional Reservation for Parks and Recreation. It will be recommended that if the land is considered by the State to be surplus to requirements as a Parks and Recreation reserve and better used for project housing, WAPC first pursue an MRS Amendment to rezone the land to Urban, prior to approving the proposed Housing Development.

The built form is considered consistent with the R-Codes and Woodbridge Conservation Precinct heritage policy POL-C-111 subject to some minor modifications.

The City remains concerned that a nominal six (6) or seven (7) dwellings will fall within the BAL-40 and BAL-FZ contours which is unacceptable and inconsistent with SPP 3.7. On the basis of a presumption against such vegetation clearing it is likely that in order to achieve acceptable BAL ratings (i.e below BAL-40) the proposed number of dwellings will need to be reduced or six (6) or seven (7) of them will need to be re-sited. City staff is therefore of the view that unless the bushfire rating be addressed and reduced to acceptable levels, the application cannot be supported.

OPTIONS AND IMPLICATIONS

Option 1: Council may resolve to advise the Department of Planning Lands and Heritage that the application cannot be supported without the Metropolitan Region Scheme being amended appropriately to “Urban” and the dwellings re-sited or reduced in number to ensure no dwelling is located within a Bushfire Attach Level (BAL) contour above BAL-29.

It is also recommended that Council provide the Department of Planning Lands and Heritage a suite of recommended conditions, in the event the Department resolves to approve the development ahead of a Metropolitan Region Scheme Amendment.

Implications: If progressed and gazetted, the proposed development would be consistent with the Metropolitan Region Scheme zone and intended purpose of the land. Council would have also provided a suite of recommended conditions to safeguard the interests of key stakeholders.

This is the recommended option.

Option 2: Council may resolve to recommend refusal of the proposed Housing Development at Lots 1, 2, 3, 4 and 178 Devon Street, Woodbridge for the following reasons:

1. The site is reserved for Parks and Recreation and not intended for urban development and the development does not meet the requirements of Planning in Bushfire Prone Areas (SPP 3.7).

Implications: In the event the Department of Planning Lands and Heritage resolves to refuse the application in line with Council's recommendation, the applicant/owner if aggrieved by the decision of the Department, would have a right of appeal to the State Administrative Tribunal.

This is not the recommended option.


ATTACHMENTS

Location Plan

Development Plans

3D perspectives

STRATEGIC IMPLICATIONS

Bush Forever Strategy 2016

City of Swan Biodiversity Strategy 2015

STATUTORY IMPLICATIONS

Planning and Development Act 2005

Metropolitan Region Scheme

State Planning Policy 3.7 - Planning in Bushfire Prone Areas

State Planning Policy 5.1 - Land Use Planning in the Vicinity of Perth Airport

State Planning Policy 5.4 - Road and Rail Noise

State Planning Policy 7.3 - Residential Design Codes Volume 1

POL-C-111 - Local Planning Policy - Woodbridge Conservation Precincts

FINANCIAL IMPLICATIONS

Nil

VOTING REQUIREMENTS

Simple majority


RECOMMENDATION

That the Council resolve to:

1) Advise the Department of Planning Lands and Heritage that the City of Swan is not in a position to support the concept of using Lots 1, 2, 3, 4 and 178 Devon Street, Woodbridge for a private-public partnership in the development of housing for homeless persons, unless:

1. the lands are first appropriately zoned “Urban” under the Metropolitan Region Scheme;

2. all 17 proposed dwelling units are capable of achieving a Bushfire Attack Level Rating of at least BAL-29 by appropriate setback from classified vegetation;

3. all 17 proposed dwelling units are provided with windows that have a vertical emphasis consistent with the City of Swan Local Planning Policy – Woodbridge Conservation Precincts Policy;

4. the car parking area is relocated to be behind the dwelling units consistent with the Swan Local Planning Policy – Woodbridge Conservation Precincts Policy.

2) Advise the Department of Planning Lands and Heritage that it would recommend the imposition of the following conditions on any proposal that is compliant with the requirements articulated at 1) above:

1. The approved development must comply in all respects with approved plans, as dated, marked and stamped, together with any requirements and annotations detailed thereon by the Department of Planning Lands and Heritage. The plans approved as part of the application form part of the development approval issued.

2. Prior to the development commencing, a Pipeline Risk Assessment, in accordance with Australian Standards 2885 for Pipelines - Gas and Liquid Petroleum, must be conducted by the landowner/applicant and its recommendations/actions must be implemented to the satisfaction of the pipeline licensee/operator (APT Parmelia Pty Ltd).

3. All dwelling units shall achieve the noise mitigation requirements set out in State Planning Policy 5.4 Road and Rail Transport Noise, either through use of the Quiet House B and Quiet House C+ construction packages or through an alternative construction package that is certified as achieving the same level of noise mitigation.

4. All existing trees on the approved site plan must be retained and protected in accordance with AS 4970-2009 and to the satisfaction of the City of Swan, Department of Water and Environmental Regulation and Department of Biodiversity, Conservation and Attractions - Parks and Wildlife Services.

5. All dwellings shall incorporate all relevant construction standards of Australian Standard 3959:2009 – Construction of Buildings in Bushfire Prone Areas (as amended) applicable to a Bushfire Attack Level rating of BAL-29.


6. Prior to a building permit being issued, an Asset Protection Zone (APZ) of sufficient size to ensure the potential radiant heat impact of a bushfire does not exceed 29kW/m2 (BAL-29) in all circumstances must be established on the land surrounding the proposed dwellings in accordance with Element 2 of the Guidelines for Planning in Bushfire Prone Areas (the Guidelines). The APZ must thereafter be maintained on the land.

7. All building works to be carried out under this development approval are required to be contained within the boundaries of the subject lot.

8. Prior to occupation or use of the development, 13 vehicle parking bays must be provided on the lot in accordance with the approved plans. The design of vehicle parking and access must comply with AS/NZ 2890.1 (as amended). Accessible parking bays must comply with AS/NZ 2890.6 (as amended).

9. Vehicle parking, access and circulation areas must be sealed, kerbed, drained and maintained to the satisfaction of the City of Swan, in accordance with the approved plans.

10. Prior to the occupation or use of the development, a vehicular crossover is to be constructed and thereafter maintained to the specification and satisfaction of the City of Swan.

11. Prior to occupation or use of the development, a minimum of six bicycle spaces must be provided on site to the satisfaction of the City of Swan. The design and construction of the bicycle spaces must be in accordance with AS/NZ 2890.3:2015 Parking Facilities Part 3: Bicycle Parking.

12. Prior to a building permit being issued, stormwater disposal plans, details and calculations must be submitted for approval by the City of Swan and thereafter implemented, constructed and maintained on-site to the satisfaction of the City of Swan.

13. Stormwater run-off from constructed impervious surfaces generated by small rainfall events (ie the first 15mm of rainfall) should be retained and/or detained and treated (if required) at-source, in accordance with the Decision Process for Stormwater Management in WA (DWER,2017). (Department of Biodiversity Conservation and Attractions)

14. Refuse bin areas adequate to service the development must be provided to the satisfaction of the City of Swan prior to occupation or use of development.

15. The site is to be connected to the Water Corporation's reticulated sewerage network.

16. External colours, finishes and materials to be used in the construction of the building are to be in accordance with the approved colour schedule, as dated, marked and stamped, attached with the approved plans, unless otherwise approved in writing by the City of Swan.


17. Prior to a building permit being issued, a detailed landscaping and reticulation plan for the subject site and/or road verge(s) must be submitted to, and approved to, the satisfaction of the City of Swan, and must include the following:

i. The location, number and type of proposed trees and shrubs including planter and /or tree pit sizes and planting density;

ii. Any lawns to be established;

iii. Existing vegetation and/or landscaped areas to be retained;

iv. Any verge treatments;

v. Evidence that the proposed landscaping will not, at maturity, negatively impact the development and adjoining properties.

18. Buildings, structure, roadway, pavement, pipeline, cable, fence or any other improvement on or under the land within three metres of the gas transmission pipeline must not be constructed without prior consent in writing from the pipeline licensee/operator. No structure or vegetation will be permitted within three metres of the gas transmission pipeline that prohibits maintenance of line of sight along the pipeline easement.

19. Fencing is to be constructed on the full length of the boundary of the development adjacent to the metro rail corridor in the interest of restricting access.

20. Construction works to be contained within the construction site boundary with management protocols for construction methods to ensure no building material is placed within the rail corridor boundary (ie concrete, sheet metal, cables, insulation, other materials).

21. No Services (water, electricity, fibre optic, gas, other) to/from the site are to be run across the rail corridor, either above or below ground.

22. No parking of construction equipment (ie front end loader, excavator, dozer, dump trucks, bobcats, utilities, other equipment) is permitted on rail corridor land at any time during construction works.

23. Dust suppression methods are to be used during construction works.

24. No drainage or water runoff from construction works is permitted onto rail corridor land. All water runoff is to be contained on the site.

25. No clearing of native vegetation in the rail corridor is permitted.

26. The applicant/owner is to employ effective hygiene/biosecurity management to ensure no spread of weeds or diseases into the rail corridor.

3) Advise the applicant/owner and submitters of Council's decision accordingly


ADDITIONAL INFORMATION

The report for this item advises that the Guildford Association objected to the proposal (pg. 146 of the Agenda).

The Guildford Association noted various issues relevant to the application, inclusive of the matter as to the appropriate location of the proposed development. However the Association's submission did qualify that its comments were neither in support nor objection for the proposal in the proposed location because it did not have the information to do otherwise.

The minutes of the meeting will record that the Guildford Association has neither objected nor supported the proposal but noted a variety of planning issues and instruments that should be considered in the determination of the application.

MOTION that the Council resolve to:

1) Recommend refusal of the proposed Housing Development at Lots 1, 2, 3, 4 and 178 Devon Street, Woodbridge for the following reason:


(Cr Johnson - Cr Scanlan)

RESOLVED (7/6) TO:

1) Recommend refusal of the proposed Housing Development at Lots 1, 2, 3, 4 and 178 Devon Street, Woodbridge for the following reason:


For: Crs Johnson, Kiely, Lucas, McNamara, Richardson, Scanlan and Zannino

Against: Crs Bailey, Congerton, Henderson, Jones, McCullough and Parry

DISCLAIMER: Information shown hereon is a composite of informationfrom various different data sources. Users are warned that theinformation is provided by the City of Swan in this format as a generalresource on the understanding that it is not suitable as a basis fordecision making without verification with the original source.

Location Plan18 November 2020

1:1500

Version: 3, Version Date: 30/11/2020Document Set ID: 6057980

Location Plan

SCALE AT A1:

SCALE AT A3:

JOB REF:

CHECKED:

DWG:

DRAWING:

PROJECT:

"MY HOME" AUSTRALASIA LIMITED

© Michelle Blakeley, Architect Pty Ltd

DRAWN:

MICHELLE BLAKELEYARCHITECT

18 Brisbane Terrace, PerthWestern Australia 6000Telephone 0413161641

[email protected]

DEVON STREETWOODBRIDGE

ISSUE:

NOTE: Check and verify all site levels and dimensions prior tofabrication, shop drawings, installation, on-site or off-site works.Report any discrepancies to builder immediately. If in doubt: ASK

DATE OPENED:


CLIENT:

7/07/20

A17008

1:500

LOTS 1,2,3,& LOTS 4 &178DEVON STREET,WOODBRIDGE

AREA: 3868M217 X 31M2 UNITSLAND OWNER: C/T 1538 / 777 /778 WAPCZONING: PARKS ANDRECREATION (MRS & LPS)SUBJECT TO SITE SURVEY

LEGEND:UA UNIVERSAL ACCESS PARKING BAYWT RAINWATER TANK

NEW SHADE TREE

EXISTING TREE

NEW MEDIUM SHRUB

NEW LOW SHRUB

EDIBLE GARDEN:VEGETABLES AND HERBS

PERSONAL GARDEN

SHARED OUTDOOR LIVINGSPACES

BICYCLE PARKING RACK

PLANT LIST SELECTIONWATERWISE, SENSORY AND EDIBLESPECIES

TREES:LEMONLIMEAVOCADOOLIVEPOMEGRANATEFIGPAPAYA

VEGERTABLES - SEASONAL

HERBS: MINT, PARSLEY, OREGANO,THYME, CHILLI

SHRUBS: LAVENDER, ROSEMARY,DRACAENA, SUCCULENTS, RHIZOMES EGLIRIOPENATIVES TUBE STOCK, PRE-GROWVARIETIES OFDIANELLA REVOLUTAGREVILLEA GINGIN GEMCRITHMIFOLIAEREMOPHILA KALBARRI CARPEWESTRINIGA FRUITICOSASCAEVOLABUSH TUCKER - MYOPORUM INSULATE'PROSTRATE'.

BR

11

10

09

08

07

06

DEVON STREET

NORTH

PARMELIA GAS PIPELINE EASEM

ENT

48270

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4

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EASEMENT

CROSSOVERGREAT EASTERN HIGHWAY

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RAILWAY

RAILWAY

LETTERBOXES

ACCESS

5400

9034

15150

3037

2

36359

4483116961

91764

16072

FFL 12.200FFL 12.200

X 12.00X 12.00

X 11.50

X 11.00

X 11.00

X 11.00

1UA

8

WT

WT

WT

WT

BBQ

VEGETABLE GARDEN

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17500 DIA

BINS

XX 12 000

BQBBQQ

X XX 22 00 FIRE TRUCK TURNING CIRCLERETAIN TREE

RETAIN TREE

RETAIN TREE

RETAIN TREE

CLOTHESLINE

RETAIN TREE

RETAIN TREE11

10

7

12

BR

WT

STORE

13

SITE BOUNDARY

2400

XX 111 000

FFL 11.20

X 11.50

FFL 11.20

X 11.50

WTFFL 11.20

A1.01 B

NOT FOR CONSTRUCTION

A

SITE PLAN - EXISTINGLOTS

18/09/20 ISSUE FOR DAB 8/10/20 ISSUE FOR DA REVISED

NO OVERSHADOWINGOF ADJOINING LOTS

Version: 4, Version Date: 12/11/2020Document Set ID: 5970985Version: 3, Version Date: 30/11/2020Document Set ID: 6057980

CITY OF SWAN

REVISED PLAN

9 October 2020

Development Plans

LEGEND

ABS CABINETRY EDGINGB BINCK COOKERC CLOTHESLINECF CEILING FANCL CEILINGDR DRYERFFL FINISHED FLOOR LEVELFR FRIDGEFW FLOOR WASTEHWS HOT WATER SYSTEML LAMINATEM MIRRORPB PLASTERBOARDPF PAINT FINISHRH RANGE HOODS SHELFTR TOWEL RAILTRH TOILET ROLL HOLDERWM WASHING MACHINEWT RAINWATER TANK

SOLAR PANELS

TILT AND TURN UPVC FRAMES

SCALE AT A1:

SCALE AT A3:

JOB REF:

CHECKED:

DWG:

DRAWING:

PROJECT:


DRAWN:



[email protected]

DEVON STREET, WOODBRIDGE"MY HOME"

ISSUE:


DATE OPENED:


CLIENT:

08/07/20

1800

LIVINGVINYL RS 1

KITCHENVINYL RS 1

BEDROOMVINYL RS 1

1706

BAT

HR

OO

M17

210

8

BATHROOMVINYL

6020 O/ALL. 5932 OFFSITE STUD TO STUD

PANTRY

A

A

2109

920

SHELVES

3032

BED

RO

OM

182

7026

O/A

LL

4838

LIV

ING

/KIT

CH

EN

2703 BATHROOM2852 KITCHEN

5673 VERANDAH FLOOR

32

1047

FALL 1:40IN SHOWER(NO STEPDOWN)

INTERNAL

VERANDAHLSOP TIMBER

WINDOW LIGHTS

5932 OFFSITE STUD TO STUD

22099492502185 185OPENINGS

110

PLANS

A

A2.01

1:50

SINGLE DWELLING FLOOR PLANSCALE: 1:50

4000LRAINWATERTANK. ZINCALUMECUSTOM ORB

NORTH

FRUNDER

NORTH

CK

FW

TR

TRH

WM/DR

RH

30 D

EG15

.0 D

EG

4000LRAINWATERTANK. ZINCALUMECUSTOM ORB

6 X 1.2KW SOLAR PANELS FIXED TO METALTUBE FRAME FRAMED INSIDE WEATHERBOARDEAVE OVERHANG AT EACH END

ZINCALUME CUSTOMORB ROOF CLADDING.

ZINCALUME FLASHINGS,RAINWATER GOODS

200 ZINCALUME COMMERCIALHALF ROUND GUTTER WITH

STRAPS.120 DIA RWP AND ELBOW TO

WATERTANK. ZINCALUME

240X45 LVL. CLEAR PAINT FINISH

10/07/20 ISSUE FOR DA

31 M2 GFA (EXC. VERANDAH)10 M2 VERANDAH

ROOF PLANSCALE: 1:50


CITY OF SWAN

RECEIVED

18 Sep 2020

LEGEND

ABS CABINETRY EDGINGB BINCK COOKERC CLOTHESLINECF CEILING FANCL CEILINGDR DRYERFFL FINISHED FLOOR LEVELFR FRIDGEFW FLOOR WASTEHWS HOT WATER SYSTEML LAMINATEM MIRRORPB PLASTERBOARDPF PAINT FINISHRH RANGE HOODS SHELFTR TOWEL RAILTRH TOILET ROLL HOLDERWM WASHING MACHINEWT RAINWATER TANK

SOLAR PANELS

TILT AND TURN UPVC FRAMES

SCALE AT A1:

SCALE AT A3:

JOB REF:

CHECKED:

DWG:

DRAWING:

PROJECT:


DRAWN:



[email protected]

DEVON STREET, WOODBRIDGE"MY HOME"

ISSUE:


DATE OPENED:


CLIENT:

08/07/20

00 FFL

+2100 FFL

+1100 FFL

+4000FFL

+2400 FFL

+1450 FFL

+1250 FFL

P8FR

L 60

/60/

60PA

RTY

WAL

L

00 FFL

+2100 FFL

+1100 FFL

+4000FFL

+2400 FFL

+1450 FFL

+1250 FFL

00 FFL

+2100 FFL

+1100 FFL

+4000FFL

+2400 FFL

+1450 FFL

+1250 FFL

15.00°

P5

00 FFL

+2100 FFL

+1100 FFL

+4000FFL

+2400 FFL

+1450 FFL

+1250 FFL

F

ZINCALUME CUSTOMORB ROOF SHEETING

P5

CONCRETE PAD

00 FFL

+2100 FFL

+1100 FFL

+4000FFL

+2400 FFL

+1450 FFL

+1250 FFL

30.0

0°

15.0

0°

P5

ELEVATIONS

A

A3.01

1:50

NORTH ELEVATION EAST ELEVATION (WEST ELEVATION MIRRORED)

30/08/19 ISSUED FOR PRICING

SOUTH ELEVATION FRL 60/60/60 PARTY WALL ELEVATION

SOLAR PANELSFIXED TO PROPRIETARY

METAL TUBE FRAME

246

246

FRL 60/60/60 PARTY WALL

V GROOVE CFC PANELCLADDING. PAINT FINISH


CITY OF SWAN

RECEIVED

18 Sep 2020

SCALE AT A1:

SCALE AT A3:

JOB REF:

CHECKED:

DWG:

DRAWING:

PROJECT:

"MY HOME" AUSTRALASIA LIMITED


DRAWN:



[email protected]

DEVON STREETWOODBRIDGE

ISSUE:


DATE OPENED:


CLIENT:

7/07/20

A17008

1:500

LOTS 1,2,3,& LOTS 4 &178DEVON STREET,WOODBRIDGE

AREA: 3868M230 X 31M2 UNITSLAND OWNER: C/T 1538 / 777 /778 WAPCZONING: PARKS ANDRECREATION (MRS & LPS)

12.0011.0010.0009.0008.0007.00

A3.01 B

NOT FOR CONSTRUCTION

A

SITE ELEVATIONS

18/09/20 ISSUE FOR DA

EAST SITE ELEVATIONSCALE 1:500

EAST BUILDING ELEVATIONSCALE 1:200

RAI

LWAY

LIN

E

SITE

BO

UN

DAR

Y

GR

EAT

EAST

ERN

AH

WY

KER

B

SITE

BO

UN

DAR

Y

B 8/10/20 ISSUE FOR DA REVISED

SITE

BO

UN

DAR

Y

SITE

BO

UN

DAR

Y

12.0

011

.00


CITY OF SWAN

REVISED PLAN

9 October 2020

“MY HOME” HOUSES LOTS 1,2,3, 4 &178DEVON STREET, WOODBRIDGE


CITY OF SWAN

REVISED PLAN

9 October 2020

3D Perspectives

Proposed Housing Development - Lots 1, 2, 3, 4 and 178 ...

Documents

Transcript of Proposed Housing Development - Lots 1, 2, 3, 4 and 178 ...