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address

PO Box 76

Mount Hawthorn

Western Australia 6915

telephone (08) 9242 3839

emall

mmmackay@ozemail.com.au

web

www.mackayurbandesign.com.au

Our ref: 143708.08.2016 Your Ref:

Ms Bianca Sandri Shire of Serpentine Jarrahdale 6 Paterson Street

MUNDIJONGWA 6123

SHIRE OF

1 1 AUG 2016 --

a August 2016

Dear BiancaSERPENTINE JARRAHDALE

Local Development Plan: R80 residential development on Lots 9046 &

9050 Ooley Road, (Glades local centre) B ord

Introduction

On behalf of the developer, Moonjewel Developments Pty Ltd, I have pleasure in submitting the attached draft Local Development Plan (LDP) for the residential lots (coded RaO) being developed as part of the local centre on Lots 9046 & 9050 Doley Road, (Glades local centre) Byford for consideration and subsequent approval by the Shire of Serpentine Jarrahdale.

Overview of the development proposal The vision for the residential component of the Glades local centre is for

compact, high-quality townhouses and cottages that compliment the approved commercial development by establishing:

A residential community in close proximity to the retail and commercial

activities that is not dependent on car transport for access to the

centre’s facilities

A built form that is a frame around the local centre to ’sleeve’ the car

parks from view from the surrounding streets and public spaces

Housing forms that provide. a balance between affordability, efficiency in the context of activity centre land and residential amenity.

Housing forms that capitalise on the northern outlook across the lake.

Feed the Tiger pty Ltd for Mackay Family Trust tJa mackay urbandesign ABN: 86 109640995

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To achieve the above aims, the LOP encourages a terraced form of housing that uses lots efficiently by eliminating the narrow gap between conventional suburban housing that is insufficient to support significant landscaping, and which leads to issues of noise transfer through neighbouring windows that are often less that 3m apart.

A consequence of this approach to efficiency is that the open space on the lot. is commonly less than that anticipated by the R-Codes. In fact, despite a

predominant form of Australian urban housing for over 200 years, the R-

Codes does not allow terraced housing as of right, and ’the LOP seeks to address this oversight.

The terraced form of housing also lends itself to garages at the rear of the

property to ensure that the streetscape is uninterrupted by garages and

driveways; in this respect, the LOP mandates garages at the rear of the lots.

Whilst the LOP enables greater efficiency of land use, it also seeks to

encourage a more visually appealing and interactive streetscape and seeks to maintain a high level of resident amenity.

In regard to streetscape, the LOP provides an incentive for the inclusion of verandas by not imposing a setback penalty for their inclusion. In this respect, the effective primary street setback is 2.5m as opposed to the lesser 1 m setback in the deemed-to-comply provision of the R-Codes. Furthermore, the inclusion of a 1.5m veranda zone ensures the retention of a 1 m-Iandscaped setback to the street.

In regard to residential amenity, the LOP balances the slight reduction in the areas of open space on the lots from 30% in the R-Codes to 25% in the LOP, however with provisions that limit the extent to which the outdoor living area

may be covered with a shade structure and to ensure a minimum level of soft

landscape.

The residential lots to which the LOP applies have received subdivision

approval and the LOP is required as a condition of that approval.

Supporting Information Also attached in support of the LOP are three typical house plans that indicate the intent of the housing forms anticipated by the LOP and demonstrate

compliance with the proposed LOP.

It should be noted that the indicative house plans are provided to demonstrate how the LOP may be interpreted for a typical residential lot within the

development in a way that is consistent with the R-Codes and the LOP.

The actual houses that are constructed may vary from the indicative plan as the detailed design process continues and as a consequence of responding to the market. However, it is acknowledged that any house design proposed for the residential lots shall be consistent with the LOP.

Feed the Tiger pty Ltd for Mackay Family Trust tla mackay urbandesign ABN: 86 109 640 995

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The LOP does not distinguish where double and single-storey houses may be built as the developer wishes to retain a degree of flexibility in responding to the market. However, there is a keen intent to develop the residential lots

facing the lake as double-storey homes to capitalise on the outlook and provide a more ’up-market’ response to what is in important place with the Glades Estate.

It should be noted that in the case of double-storey housing, a significant four- bedroom house could be accommodated on a typical lot whilst still achieving a generously proportioned courtyard that is large enough to accommodate tree planting.

.

Purpose of the Local Development Plan (LOP) The main purpose of the LOP is to provide a coherent and consistent planning framework across the site, which establishes a higher quality of design than the deemed-to-comply provision of the R-Codes. Whilst there is some

difference between the provisions within the LOP and the deemed-to-comply provision of the R-Codes, in most case the provisions contained within the LOP either provide clarification in interpretation of aspects of the R-Codes or exceed the deemed-to-comply provision of the R-Codes. The areas where the LOP seeks to relax or modify the deemed-to-comply provision of the R-Code are identified in the table below:

R-Code provision LOP variation Reason for variation

Density No variation is sought to theminimum site area for

single/grouped dwellings.

Building size No variation is sought to plotratio for multiple dwellings.

Communal open space No variation is sought tocommunal open space for

multiple dwellings.

Setbacks of garages and No variation is sought in

carports relation to the setbacks of

garages and carports from

primary or secondary streets

Garage width No variation is sought inrelation to garage widths.

Building Height No variation is sought inrelation to building heights.

Street setback The LOP seeks to increase the To improve the streetscapeeffective setback of the main by creating an incentive for

parts of the dwelling from 1 m to the inclusion of a veranda.

2.5m.

Lot boundary setbacks The LOP seeks to enable a Om To provide for a functionalsetback to shared side and appealing terraced

boundaries, unrestricted in housing form without undulylength for sinale-storev building compromisina the amenity of

Feed the Tiger pty Ltd for Mackay Fa!TIily Trust tla mackay urbandeslgn. ABN: 86 109640995

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elements and for up to 50% of neighbours.the lot depth behind the streetsetback lines for two-storey

building elements, excludingany building elementconstructed above a rear

garage.

Open space A reduction in open space from To take into account that the

30% to 25% minimum of the lot terraced house format does

area for grouped/single not need to take into account

dwellings, and clarification that the additional space

the open space may be at any commonly found down thelevel. side of a building, and to

enable the provision of open

space at upper levels to

provide greater amenity andenable better passivesurveillance of the publicdomain.

Street surveillance No variation is sought inrelation to street surveillance.

Street walls and fences No variation is sought inrelation to street walls and

fences.

Sightlines No variation is sought inrelation to sightlines.

Building appearance No variation is sought inrelation to building appearance.

Outdoor living areas The LOP seeks to slightly To enable a covered al-

increase the amount of shade fresco area that is largecover permitted over the enough to accommodate aoutdoor living area from 33% to typical.outdoor table and50% maximum. seating set.

Landscaping The LOP seeks to extend the T ensure a high degree of50% minimum landscaping residential amenity in an area

requirement from beyond the where the R-Code remains

front the setback to all of the silent.

open space on the lot.

Parking No variation is sought inrelation to car parking.

Design of car-parking No variation is sought in

spaces relation to the design of car-

parking spaces.

Vehicular access No variation is sought inrelation to vehicular access.

Pedestrian access No variation is sought inrelation to pedestrian access.

Site works No variation is SOUQht in

Feed the Tiger pty Ud for Mackay Family Trust tla mackay urbandesign ABN: 86 109640995

OCM187.2/10/16

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relation to site works.

Retaining walls No variation is sought inrelation to retaining walls.

Stormwater management No relaxation is sought inrelation to stormwater.

Visual privacy No variation is sought inrelation to visual privacy.

Solar access for adjoining No variation is sought other The R-Codes deemed-to

sites than for the extent of comply provisions do not

overshadowing of an enable the construction of 2

immediately adjacent lot. R80 terraced houses with an

east-west alignment.

Dwelling size No variation is sought inrelation to dwelling size.

Outbuildings No variation is sought inrelation to outbuildings.

External fixtures No variation is sought inrelation to external fixtures.

Utilities and facilities No variation is sought inrelation to utilities and facilities.

Ancillary dwellings No variation is sought in

re.lation to ancillary dwellings.

Aged or dependent No variation is sought in

dwellings relation to aged or dependentdwellings.

Single bedroom dwellings No variation is sought in

relation to single bedroom

dwellings.

Conclusion

I trust the above information and the attached documents are sufficient for the

Shire of Serpentine Jarrahdale to consider and approve the LOP.

In regard to timing, I understand that the timing of the meeting and the lead-in time for reporting means that the earliest thaUhe LOP may be considered by Council is at the September 2016 meeting.

Given the timing, and given that the LOP is required to clear a condition of

approval for the subdivision, it is respectfully requested that the clearance of the condition can be actioned on receipt of the LOP rather than approval of the LOP.

Feed the Tiger pty Ltd for Mackay Family Trust tia mackay urbandesign ABN: 86 109640995

OCM187.2/10/16

.’

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Making places... better

The developer is in a position to start marketing the lots and requires the clearance of conditions to do so. Waiting until later in September 2016 at the earliest for the approval of the LOP to clear the condition translates, into a

significant financial impost on the project.

It is acknowledged by the developer that the LOP is required and the attached LOP is submitted in good faith with the intention of seeking a timely approval. Furthermore, the current status of works on site ensures that although the lots can be marketed, subject to clearance of the conditions, the capacity for

purchasers to construct homes is still some way off, which means there is little

prospect of purchasers constructing in advance of the LOP’s approval. As

such, the Shire of Serpentine Jarrahdale can be reasonably assured that there is no adverse risk associated with the clearance of the condition on

recept of the LOP rather than approval of ,

the LOP.

If you have any queries on any of the above or the documents attached, please feel free to get back to me on 040 343, 2792 or by email at

mmmackay@ozemail.com.au and’l will be happy to address them.

Yours sincerely

Malcolm Mackay Director Mackay Urbandesign

Encl.

Local Development Plan

Supporting information

Feed the Tiger pty Ud for Mackay Family Trust tla Mackay urbandesign ABN: 86 109640 995

OCM187.2/10/16

Lots 876, 878 Ooley Road and Olsen Gardens, Byford Local Development Plan

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DISCLAIMER

Information shown herein is generated from data obtained from various sources. The Shire

of Serpentine Jarrahdale cannot guarantee the currency, accuracy or completeness of any

data and will not accept any responsibility for any errors or losses incurred as result of the

use of this information.Indicative maximum building envelope

Veranda/balcony zone (1 .5m minimum) Users are advised to verify the currency, accuracy and completeness of the data with the

source organisation or the relevant data custodian before making any decision.

Minimum landscaped setback (1 m minimum)

Permitted two-storey construction to boundary

(refer to clause 2. b. ii)

Architectural response to corner required

PROVISIONS

The R-Code for the LOP area is as per the Shire of

Serpentine Jarrahdale Town Planning Scheme TPS NO.2

(TPS2). The provisions of the Shire of Serpentine Jarrahdale Town Planning Scheme TPS2, the Residential

Codes of Western Australia (R-Codes) for R80

development, and the Glades Local Structure Plan (LSP) are varied as detailed in this Local Development Plan

(LOP). All other requirements of TPS2, the R-Codes and

the Glades LSP, shall be satisfied in all other matters.

Mandatory 2-storey building to the primary street frontage

Mandatory garage locations

O.5m setback from laneway boundary

1 m setback from laneway boundary

Pedestrian path connection

1 Omm glass, double glazing or other noise reducing treatment required to south facing-glazing)

1. OBJECTIVES

The objectives of this LOP are to:

1.1 Provide a residential frame to the adjacent local centre.

1.2 Provide a context for higher-density residential

development that capitalises on proximity to a local

centre, and which provides an alternative housing type

to the predominating single dwellings in the locality. 1.3 Provide a built-form ’sleeve’ to the car-parking areas

associated with the adjacent local centre.

This LDP has been approved under delegated authority by the Shire of Serpentine

Jarrahdale pursuant to Clause 5.18.5.1 (c) of Shire of Serpentine Jarrahdale Town

Planning Scheme NO.2.

Date:

Manager Statutory Planning

Shire of Serpentine Jarrahdale

Page 1 of 2 mackay urbandesignByford Glades local centre R80 housing v.4 August 2016

.

OCM187.2/10/16

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Lots 876, 878 Ooley Road and Olsen Gardens, Byford Local Development Plan

2. STANDARDS

All development in the LOP area must be consistent with the LOP overleaf and the following standards:

DESIGN ELEMENTS

a) Setbacks

i. All building setbacks must not be less than indicated on the LOP. ii. No building element shall encroach into the landscape setback areas indicated in the LOP.

iii. All major building elements must be further located behind a 1.5m deep verandalbalcony area as indicated on the LOP, other than

verandas, balconies, porches and minor building elements such as sun-shading devices, roof eaves and projecting wall features.

iv. No ’averaging’ of setbacks will be permitted. v. All buildings must be set back by at the rear by a minimum of 0.5m from the laneway carriageway.

b) Lot boundary setbacks/building heights i. Buildings may be constructed with a nil setback for a single level, including associated roof structures, along the full length of any common

boundaries behind the required street and laneway setbacks.

ii. Upper floor levels, including associated roof structures, may be constructed on any common boundaries for the front 50% of the remainder of the lot behind the landscape and veranda setback line, and above any garage structure to provide for an ancillary dwelling. Where a

dwelling abuts a non-residential lot, the the upper floor levels may extend the full length of the common boundary behind the front and rear

setbacks.

c) Streetscape i. All buildings must provide passive surveillance of adjacent street reserves and pedestrian paths through the development by means of

residential frontage with major openings to habitable rooms.

ii. Street elevations must be designed to create visual interest through building form, articulation of walls and openings, architectural features, texture and colour, with particular emphasis given to the ground floor level.

iii. Any non-active portions of walls must be articulated by means of form, colour and texture to provide visual interest, or screened with

vegetation. iv. No garage or parking access is permitted from the adjacent street reserves - a" garaging and parking access must be from the adjacent.

rear lanes.

v. Corner buildings, as designated on the LOP, must be at least two-storeys in height and provide an architectural response to the corner.

d) Fencing VI. Where street frontage fencing is employed, it must be no more than 1.8m high and must be at least 50% visually permeable from 0.9m

above the ground level of the adjacent street with solid portions of fencing consisting of limestone, a rendered masonry or panel construction, or other similar durable material.

iii. Colorbond fencing is not permitted within any street setback area.

g) Open space/site coverage i. Single dwellings must have a minimum open space requirement of 25% of the lot which can be located on any level of the building on the

lot and may include balconies and verandas. (Note: a minor reduction from 30% in the R-Codes). II. Single and grouped dwellings must have at least 16sqm minimum of useable outdoor living area (as per R-Codes) with a minimum

dimension of 4m which can be located on any level of the building on the lot and remain uncovered for at least 50% of the area.

iii. All residential lots must have a minimum of 50% of the uncovered open space (that is, excluding verandas and other permanent shade

structures) planted with in-ground vegetation.

h) Solar access on adjoining sites i. There is no limit to the percentage of an adjoining lot within the LOP area that may be overshadowed where the lots have a shared side

boundary.

3. DEFINITIONS

For the purpose of this LOP, the following definitions shall apply:

Architectural response to a corner: An architectural response to a corner consists of a prominent feature that provides visual

emphasis. Examples include: a raised or projecting building element, a significant roof element, a differentiation of materials, a

significant opening(s) or a balcony/veranda structure.

Amendment No. Summary of Amendment Date endorsed by LocalGovernment

Byford Glades local centre R80 housing v.4 August 2016 Page 2 of2 mackay urbandesign

OCM187.2/10/16

\

Lots 876, 878 Ooley Road and Olsen Gardens, Byford Local Development Plan - Supporting Information

The house plans below illustrate two typical house types that could be constructed on a typical lot within the proposed development, consistent with the Local Development Plan. The two examples illustrate both a single and double-storey dwelling. Actual constructed

plans may vary and the eventual mix of single and double-storey dwellings and their respective locations will be determined by market demand.

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Lot area: 231sqm Area of open space: 64.5sqm

Percentage of open space: 28%

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Byford Glades local centre R80 housing v.4 August 2016 Page 2 of2 mackay urbandesign

OCM187.2/10/16

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L ts 876, 878 Ooley Road and Olsen Gardens, Byford Local Development Plan - Supporting Information

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Lot area: 231sqm Area of open space: 93sqm Per ntage of open space: 40%

Byford Glades local centre R80 housing v.4 August 2016 Page 2 of2 mackay urbandesign

OCM187.2/10/16