4.9 PART DEMOLITION, ALTERATIONS AND ADDITIONS TO AN EXISTING SINGLE HOUSE - LOT 20 (NO.1) HILL STREET, GUILDFORD (DA239-19)
Ward: (Midland/Guildford Ward) (Statutory Planning) Disclosure of Interest: Nil
Authorised Officer: (Executive Manager Planning and Development)
Cr Kiely declared an impartiality interest in Item 4.9 - Part Demolition, Alterations and Additions to an Existing Single House - Lot 20 (No.1) Hill Street, Guildford (DA239-19) as he is an Executive Member of the Guildford Association and may have contributed to a submission on this matter.
Cr Richardson declared an impartiality interest in Item 4.9 - Part Demolition, Alterations and Additions to an Existing Single House - Lot 20 (No.1) Hill Street, Guildford (DA239- 19) as she is Member of the Guildford Association.
KEY ISSUES
• The application seeks planning approval for part demolition, alterations and additions to an existing single house at Lot 20 (No.1) Hill Street, Guildford.
• Lot 20 (No.1) Hill Street, Guildford is zoned 'Residential' under the City's Local Planning Scheme No.17 (LPS17) and falls within the Guildford Historic Town Precinct. The subject site abuts a Regional Reserve for Parks and Recreation to the east and south and adjoins one (1) residential lot to the north.
• The subject site and proposed additions are located within the 1:100 year flood fringe to the south west corner of the site.
• The existing Single House is a large red brick and iron single storey residence originally constructed in the 1860s.
• The place was included in the City's Municipal Heritage Inventory in 1996 and again in 2017 with a management Category of 3 being 'some/moderate significance to the locality'.
• The application proposes the conservation and restoration of the earlier central portions of the existing dwelling and the demolition of existing outbuildings and post-1860's rear additions as well as the post 1970's verandah additions to the front facade.
• The alterations to the existing Single House consist of ground and first floor extensions converting the existing dwelling from a four (4) bedroom, two (2) bathroom residence to a four (4) bedroom, three (3) bathroom residence with a swimming pool.
• As the development is within the Guildford Conservation Precinct, abuts a regional reserve and is within the 1:100 year Flood Fringe, comment was sought from the State Heritage Office, the Department of Planning, Lands and Heritage, the Department of Biodiversity, Conservation and Attractions, the Department of Water and Environmental Regulation and was advertised for public comment.
• The proposed plans have had three (3) revisions to address issues relating to development in the flood fringe and compliance with relative planning framework. The current set of plans has received a non-objection from all external agencies. The Guildford Association has maintained its concerns relating to variations to the City's 'Guildford Conservation Precinct Design Guidelines' (Design Guidelines).
• An assessment against the City's Design Guidelines reveals the development proposes some variations to the Acceptable Development Provisions of the principal design elements 'Scale or Size', and 'Form' and 'Siting', however staff consider these variations satisfy the relevant Performance Criteria and result in a design sympathetic to the original built form and character of the area.
• City staff consider the partial demolition, alterations and additions to the Single House respond to site constraints appropriately, are sympathetic to the original dwelling and do not prejudice the heritage fabric of the Guildford Conservation Precinct.
It is recommended that the Council grant planning approval for the part demolition, alterations and additions to an existing Single House at Lot 20 (No.1) Hill Street, Guildford subject to conditions.
AUTHORITY/DISCRETION
Planning and Development (Local Planning Schemes) Regulations 2015 (cl.68(2))
Council has discretion in accordance with cl.68(2) of the Planning and Development (Local Planning Schemes) Regulations 2015 to determine an application for approval by:
• Granting development approval without conditions; or
• Granting development approval with conditions; or
• Refusing to grant development approval.
Local Planning Scheme No.17 (cl.10.3)
Council has discretion in accordance with cl.10.3 of Local Planning Scheme No.17 to approve (with or without conditions) or refuse the application.
RIGHT OF REVIEW
Planning and Development (Local Planning Schemes) Regulations 2015 (cl.76(2))
In accordance with cl.76(2) of the Planning and Development (Local Planning Schemes) Regulations 2015 an affected person (meaning the applicant of the subject development application or the owner of the subject land) may apply to the State Administrative Tribunal for a review of a reviewable determination in accordance with Part 14 of the Planning and Development Act 2005.
BACKGROUND
Applicant: Griffiths Architects
Owner: Hancock Prospecting Pty Ltd
Director(s): Georgina Hope Rinehart, Jay Eliot Newby, Jozef Tadeusz Watroba
Secretary: Shoou-Jong Jabez Huang Zoning: LPS17 - Residential
MRS - Urban
Strategy/Policy: SPP 7.3 Residential Design Codes
POL-C-106 Guildford Conservation Policy Development Scheme: Local Planning Scheme No.17
Existing Land Use: Single House
Lot Size: 1,267m²
Use Class: Single House (P)
DETAILS OF THE PROPOSAL The scope of works includes:
• Demolition of existing outbuildings and post-1860's rear additions as well as the large verandah roof, built c.1970's that currently hides the original building façade;
• Revealing the original 1860's dwelling and flat roofed, Tuscan column front entrance porch, including interior and exterior structural and cosmetic repairs and conservation works;
• New additions to the east, south and west sides of the original dwelling;
• The existing roof structure will be altered to incorporate an additional bedroom suite (Bedroom 4) on a new upper level;
• Addition of a new two (2) car carport adjacent to the western boundary; and
• Addition of a new swimming pool and an undercroft containing the swimming pool and air-conditioning plant rooms.
DESCRIPTION OF SITE
Lot 20 (No.1) Hill Street, Guildford is a perfect square shaped lot of 1267m2 in area situated at the southern end of Hill Street. The lot is one of only four residential lots with frontage to this short street which extends down to Kings Meadow – part of the Helena River foreshore. It has a common boundary with a residential property to the northeast.
Its other side boundary and its rear boundary abut the parks and recreation land that comprises the Helena River foreshore. The southwestern corner of the lot slopes some 4 metres down to the foreshore. This foreshore land is part of the Swan Canning Development Control Area administered by the Swan River Trust arm of the Department of Biodiversity, Conservation and Attractions.
The existing house on the property is made up of several parts, including what is believed to be the first section from the 1860's which comprises of a five (5) roomed, English and Flemish bond brick and iron cottage. A later addition from the 1920's is also present, built in stretcher bond brickwork with a corrugated iron roof. A timber weatherboard section from the same period is also present at the rear. A skillion roof addition from the 1970's has also been added to the original building, which includes verandah construction to the north, east and west.
The property is listed on the City’s Local Government Inventory 2019 as the “Manning Home”.
PUBLIC CONSULTATION AND AGENCY REFERRAL First public advertising and referral
Referral to Department of Planning, Lands and Heritage
As the application pertains to a property within Guildford Historic Town, listed on the State Register of Heritage Places, the application was referred to DPLH for comment.
DPLH advised on 29 April 2019:
The proposed development has been considered in the context of the identified cultural significance of the place and it raises no concerns.
The comments contained in this letter are not made under the authority of Section 11 of the Heritage of Western Australia Act 1990 but are provided informally to assist the decision-making authority in its decision.
As the application pertains to land that abuts land that is a Regional Reserve for Parks and Recreation under the Metropolitan Region Scheme, comment was also sought on this aspect from the Department, which advised:
Subject to the abutting PR reserve being taken into consideration in the assessment and no development encroaching on the P&R reserve, the department raises no objection to this proposal.
Referral to Department of Water and Environment Regulation The Department advised it has no comments to provide.
The application required a statutory referral to the Swan River Trust arm of the Department of Biodiversity, Conservation and Attractions.
Submission from Swan River Trust
The Trust in its submission of 6 September 2019 noted that the proposal is being processed pursuant to Clause 30A(2)b(i) of the Metropolitan Region Scheme, as the proposed development is on a lot that abuts land within the Swan Canning Development Control Area (DCA).
The Trust noted in its submission that:
The height and lack of any setback of the suspended concrete deck, and lack of adequate setback to the propose carport and master-ensuite are non-compliant with the requirements of Policy No.48 and would appear overbearing and intrusive to the detriment of the public reserve and riverine landscape.
Having regard to the above factors, the proposal is inconsistent with the objectives and principles of the Swan and Canning Rivers Management Act 2006 and SPP 2.10, therefore you are advised that the Department recommends refusal of the proposal for the following reasons:
1. The proposed development would have an adverse impact on the amenity of the adjacent Parks and Recreation reserve due to the lack of adequate building setbacks, and excessive height in relation to the suspended concrete deck.
2. The proposed development would detract from the landscape amenity and riverine viewscape of the adjacent foreshore reserve to an unacceptable degree and set an undesirable precedent for similar development in the area.
The application underwent the following public consultation process for 14 days between 24 May 2019 and 7 June 2019:
• Notification letters to nearby landowners and relevant interest groups; and
• Publication on the City's website and a hardcopy made available for inspection at the City's Administration Building.
One public submission was received from the Guildford Association.
Submission from Guildford Association – 10 June 2019.
The Association expressed concern that:
• The application is inconsistent with the Guildford Conservation Precinct Policy, specifically;
o that the scale of the proposed built form and the change of roof form is inappropriate and obscures earlier structures;
o it proposes the use of inappropriate fencing/screening materials; and o the application fails to adequately consider historic landscape details;
• That the heritage assessment of the property as contained in the City’s Local Government Inventory, which places the property as “Management Category 3”
appears to have been conducted without consideration of the value of the house to the community.
• The application is inconsistent with the City’s Floodplain Management Policy in that:
o the bulk and design does not integrate with the (Helena River) floodplain.
• The application is inconsistent with the Residential Design Codes of Western Australia in that:
o it fails to achieve the 70% site open space requirement for the applicable R5 density coding; and
o its setbacks appear to be less than those applicable for the R5 density coding.
First revision to application (modified plans) and re-referral
In response to the advice of the Swan River Trust the applicant submitted on 10 March 2020 revised plans removing the proposed suspended pool deck that extended right up to the south-western side and south-eastern rear lot boundaries and replacing it with a series of landscaped lawn terraces with planter boxes and stair access to a split two tier pool deck and pool. The pool deck is setback 4 metres and the pool 7 metres from the south-western side boundary and 6 metres and 8 metres from the south-eastern rear boundary.
These revised plans were re-referred to Swan River Trust, Department of Planning, Lands and Heritage and Department of Water and Environment Regulation. Advice received was as follows:
Re-referral to Department of Planning, Lands and Heritage
The referral is for minor amendments to the proposed works to 1 Hill Street, Guildford, which is part of Guildford Historic Town. The amendments relate to setbacks and reducing height to the rear additions.
Guildford Historic Town has significance as a rare and highly intact nineteenth century town, which still retains its original grid layout pattern layout (sic) based around a central square and is bounded by the Swan and Helena Rivers. The place is characterised by its built fabric which is representative of the development of the town from the early colonial period, to opulent buildings of the Gold Boom, and the elaborately detailed residences of the Federation era.
The proposed amendments are not considered to have any further impact on the cultural significance of Guildford Historic Town.
The land use planning arm of the Department advised:
Please be advised that based on the information provided, LUP has no objections to the amended designs for the deck/pool area on the basis that no development works are proposed adjacent to the adjoining Parks and Recreation Reserve.
Re-referral to Department of Water and Environment Regulation No comments received.
Re-referral to Swan River Trust arm of Department of Biodiversity Conservation and Attractions
The Trust in its submission of 6 April 2020 advised:
…Griffiths architects provided preliminary amended plans to DBCA for comment prior to formally lodging the amended proposal with the City of Swan. DBCA provided advice back to Griffiths Architects on 30 October 2019 (see attached email) stating that the DBCA had concerns regarding the height of the south- eastern corner of the terrace within the development setback area and recommending that the corner of this terrace be truncated back to 6.0m contour on the slope to reduce its height and visual impact. DBCA also requested that details of the height and materials of the proposed boundary fencing along the P&R reserve be provided with the amended proposal.
The terrace proposed in the amended plans as referred to DBCA on 13 March 2020 is located 1.5 meters from the boundary of the DCA and extends to the 4.5m contour on the slope. The height of the terrace at this point would therefore be 3 metres above natural ground level. DBCA considers that the proposed height of this terrace positioned 1.5 metres from the DCA would detract from the landscape amenity of the adjacent Parks and Recreation reserve to an unacceptable degree. To resolve this DBCA recommends that the terraced garden bed/planter box that is adjacent to the terrace (at a height of RL 6.0) be extended along the eastern side of the terrace adjacent to the stairs (see area outlined in red in attached jpg image). This will reduce the overall height of the terrace on the slope and provide further opportunity to screen the side of the terrace with landscaping within the terrace garden bed/planter box. DBCA also requests that the applicant provide details of the height and materials of the proposed fence on the boundary of the P&R reserve to assist in our assessment of the amended proposal (emphasis added).
Re-referral to Guildford Association
The Association provided a submission on the amended plans on 30 March 2020. The submission notes that the Associations comments are largely unchanged.
The submission reiterates that the proposed development appears to be in conflict with the City’s Policy on Floodplain Management and Development by extending solid structures into the floodplain at a scale that is excessive and would be hostile visually to the public and with additions that conceal a heritage house from its original riverscape.
The submission also contended that the application did not comply with the following Acceptable Development provisions of the Guildford Conservation Precinct Policy Design Guidelines:
• garage roof pitch is 20 degrees not at 30-35 degree pitch;
• studio addition lack eaves to match existing house;
• carport forward of existing building line;
• lack of detail on vegetation clearing; and
• lack of detail on colour and materials of additions
Second revision to application (modified plans) and re-referral
In response to the comments of the Swan River Trust Arm of the DBCA the applicant undertook some further revisions to the plans to extend the planter box to the south- eastern side as requested and to indicate provision of a new picket fence to the lot boundaries adjoining the parks and recreation reserve.
Re-referral to Swan River Trust arm of Department of Biodiversity Conservation and Attractions
In its submission of 11 June 2020 pertaining to these amended plans it was advised:
The Department of Biodiversity, Conservation and Attractions (DBCA) has assessed the amended plans on behalf of the Trust against State Planning Policy 2.10: Swan- Canning River System and Swan Canning Development Control Area policies, and you are advised that DBCA has no objections to the proposal, subject to the following conditions:
1. Prior to the commencement of works or any development being undertaken on the site, the applicant shall prepare and have approved a Landscape Plan, to the satisfaction of the City of Swan and to the specifications of the Department of Biodiversity, Conservation and Attraction.
2. Prior to occupation of the development, the applicant shall install a fence along the boundary of the Parks and Recreation Reserve to demarcate the private land from the reserve to the satisfaction of the City of Swan, and to the specifications of the Department of Biodiversity, Conservation and Attractions.
3. Stormwater runoff from constructed impervious surfaces generated by small rainfall events (i.e. the first 15mm of rainfall) must be retained and/or detained at-source as much as practical and will not be permitted to enter the river untreated.
4. The applicant shall take appropriate preventative measures during the works to ensure that no construction material, soil, rubbish, runoff or deleterious matter is allows to enter the foreshore reserve and/or stormwater system.
5. Prior to any fill and/or topsoil being brought onto the site, the applicant shall demonstrate that all material is certified clean, uncontaminated, and free from rubble, weeds, and disease and is geotechnically suitable for the proposed works.
6. No wastewater/backwash from the swimming pool is to be discharged onto the land, into the river or the local government stormwater drainage system.
7. The development shall be connected to the reticulated sewerage system prior to occupation.
DETAILS
Zoning and Land Use Permissibility
Lot 20 (No.1) Hill Street, Guildford is zoned 'Urban' under the Metropolitan Region Scheme (MRS) and 'Residential' with an assigned Residential Density Coding of R5 under the City’s Local Planning Scheme No.17.
The application proposes works to a ‘Single House’ which is a ‘P’ use within the Residential zone, meaning that the development is permitted by the Scheme provided it complies with the relevant development standards and the requirements of the Scheme.
In that regard, the subject development requires assessment against the relevant planning framework as detailed below.
State Planning Policy 7.3 - Residential Design Codes Volume 1 (SPP 7.3)
Contrary to submissions the application does not entail the existing house and additions to it, exceeding the R-Codes deemed-to-comply provisions for built form coverage (where the applicable standard is for that for R20) nor rear setback (where the applicable standard is also for that of R20).
The application entails one minor variation relating to the height of the front fence in the sightline area of the driveway, being 1 metre in height where 0.75 metres is the deemed-to-comply standard.
It is considered that the minor variation meets the relevant Design Principle of providing unobstructed sightlines as the fence is only 250mm higher than the deemed to comply standard and its spaced picket construction will provide for lines of vision to the street.
City of Swan Local Government Inventory
The subject dwelling is included on the City of Swan 2019 Local Government Inventory where it is referred to as the Manning Home.
The listing contains the following description:
A large brick and iron house with some alterations. Once had a vineyard at the back of the property.
The statement of significance reads:
The building forms part of the remnant stock which make up the historic town’s fabric.
It is listed with a Management Category of 3. Category 3 is for places with Some/Moderate significance to the locality. It contributes to the heritage of the locality.
Has some altered or modified elements, not necessarily detracting from the overall significance of the place.
The Desirable Outcome for Category 3 places is that conservation is desirable. Any alterations or extensions should be sympathetic to the heritage values of the place, and original fabric should be retained wherever feasible.
The existing building has been described as being in 'fair' condition in the building report supplied by the applicant, with the exception of the framed additions to the rear and the verandahs which are badly deteriorated. City staff accept the applicant’s intention of removing more recent additions to the front and sides of the original dwelling that obscure aspects of the original building façade.
The new additions are assessed against the Design Guidelines that form part of the Guildford Conservation Precinct Local Planning Policy.
Local Planning Policy POL-C-106 - Guildford Conservation Precinct
The Policy aims to ensure that new development (inclusive of additions to existing dwellings) can be accommodated within the precinct without adversely affecting its cultural significance associated with the post-colonial settlement of Perth.
The Guildford Conservation Precinct Design Guidelines have been structured according to the following principal design elements that make up its heritage character:
a) Scale or Size b) Form
c) Siting
d) Materials and Colours; and e) Detailing
Compliance with the above design elements can either be achieved by meeting the Acceptable Development Provisions (ADP) or the Performance Criteria of the Policy.
Variations to the ADP may be approved by the City where the relevant Performance Criteria are considered by the City to have been met.
Scale or Size
The Guildford Design Guidelines requires that additions to existing buildings should generally appear as single storey as viewed from the street, and plate heights should be a maximum of 4.2m.
The application proposes a second storey addition, predominantly contained within the roof space of the ground floor in order to appear as a single storey residence from Hill Street.
However, a portion of the second storey addition is not contained within the ground floor roof space and is partially visible from Hill Street. As such, the 4.2m plate height maximum prescribed by the Design Guidelines has been exceeded (proposed at 6.4m).
The relevant performance criteria that should be used to assess any variations are outlined under 5.1.1 of the Guildford Design Guidelines and states that residential development shall respect the predominant scale (height, bulk density and pattern of arrangement) that is characteristic of the development in its context and shall not have an adverse visual impact on it.
In response to this variation, the applicant has stated the following:
"Building form: In accordance with POL-C-106 the upper-floor additions are set behind the front building line and will have low visual impact. The approach of extending the roofline to create the additional accommodation required by our client is in our opinion, less intrusive than a monolithic double-storey structure and more in keeping with the vernacular of the area. Acknowledging that this is a large dwelling, every effort has been made to reduce scale by breaking down the facades, arranging openings and fragmenting roof forms as recommended in POL- C-106."
The predominant amount of the second storey has been designed to be hidden within the roof space of the ground floor, retaining the original plate height and presenting as a single storey dwelling to the street. A small section of the second storey addition which exceeds the plate height and is visible from the street has been set back well behind the building line, 24 metres from the front boundary, 5.5 metres from the northern boundary and 9 metres to the rear boundary.
It is considered that the second storey addition and increased plate height is relatively discrete and does not dominate the existing house.
Form
The Guildford Design Guidelines require that front facades should not be extended forward or laterally. The purpose of this requirement is to ensure the original built fabric is not indistinguishable from any subsequent extensions. In addition, the Design Guidelines require that windows shall have a vertical emphasis.
The application proposes lateral additions to both north and south sides of the existing dwelling. These lateral additions include the use of clerestorey windows with a horizontal emphasis.
The applicant contends as follows:
"The proposed new additions are within the required R5 setbacks, and in keeping with, and sympathetic to, the original architectural style, while not attempting to imitate the original dwelling in style or detail.
The proposed addition to the West is visually separated from the existing dwelling by a glazed link, while the pergola at the front serves to link the new and the old so that the new wing does not read as a separate dwelling.
We acknowledge that the additions to the north and south portions of the site do not conform to clause 5.2.1 of POL-C-106 (c) 'Additions to Existing Buildings', however, due to the constraints of the site's topography, it is our opinion that lateral single-storey expansions are more sensitive to the scale of the existing building, than a large double storey expansion to the rear of the property which would dominate the river frontage."
The relevant performance criteria that are used to assess variations to 'Form' are outlined under clause 5.2.1 of the Guildford Design Guidelines and state that residential development shall be sympathetic to the predominant form of development in the context and in the case of additions, to the existing building.
Hill Street is made up of a total of four (4) single dwellings which address the street, inclusive of No.1 Hill Street. The other three dwellings are relatively modern (post 1970s).
The lateral extensions to the north and south sides of the original home have been designed to follow the predominant plate height of the original home and to emulate the single storey setting of the street.
Noting the position of the original house which is central within this square shaped lot, there is little opportunity to extend out behind it in accordance with the Acceptable Development provisions of the Policy. City staff agree with the applicant that the lot constrains any additions to necessarily extend out laterally from the existing house.
As noted the scale of these additions are considered to be sympathetic to the existing house and the use of clerestorey windows and the glazed link between the house and the studio extension serve to clearly demarcate the old and the new.
Siting
The Design Guidelines require external fixtures, such as solar panels to be sited so that they are not visible from a public street or place.
The application proposes solar panels on the roof of the building. A portion of one section of solar panels on the ground floor is visible from Hill Street, with the remainder screened from view by the building.
Under 5.3.2 (d) of the Guildford Design Guidelines it is stated that external fixtures shall be sited so as to minimise the adverse visual impact from the street or public place.
The solar panels are set back 22m from the primary street boundary. In addition, only a small portion of the solar panels can be viewed from the street, with approximately half of their area obscured by the roof elements in front of them reducing their visual impact on the street.
The area of the roof space proposed to be used for solar panels makes use of the northern aspect of the roof slope while also maximising the distance between the solar panels, the street and the neighbouring dwelling.
Staff consider the siting of the solar panels to be consistent with the performance criteria of the Design Guidelines.
As noted, the Guildford Association also outlined the following variations to the Design Guidelines:
• Clause 5.2.2 (a) 'General Form' as the roof pitch is 20 degrees in lieu of 30-35 degrees and no eaves have been provided on the 'studio' addition.
City staff can confirm that the pitch of the roof is 35 degrees and 300mm eaves have been provided to all extensions, consistent with the acceptable development provisions.
• Clause 5.3.2 (d) 'Vehicle Access and Parking' as client parking has not been provided.
City staff can confirm that two (2) car spaces have been provided as required by the Residential Design Codes.
• Clause 5.3.2 (l) 'Retention and Protection of Culturally Significant Vegetation' as there is no detail of extant vegetation or vegetation for removal.
City staff can confirm that the plans provided show existing and proposed vegetation.
The proposed landscaping treatment is considered to reflect the original landscaping treatment.
The main feature tree associated with the lot is the existing Jacaranda to the front of the lot and clearly visible from the street. The proposed design will retain and protect the existing Jacaranda. Other trees to be retained include a palm tree and an orange tree.
It is noted that the existing garden treatment is unmanaged and not well landscaped in terms of its symmetry or its relationship to the existing dwelling. The proposed design will retain any significant aspects of the existing landscaping.
The proposed design includes a simple symmetrical layout with a mix of reclaimed red brick from the demolition of the original driveway. The landscaping includes a mix of new grassed area, a central path and a strip of existing planting to the very front of the lot facing Hill Street.
Materials and Colours
The palette of colours and materials is in accordance with the Acceptable Development provisions of the Design Guidelines.
On balance, City staff consider the partial demolition, alterations and additions to the Single House respond to site constraints appropriately, are sympathetic to the original dwelling and do not prejudice the heritage fabric of the Guildford Conservation Precinct.
POL-E9.2 - Floodplain Management and Development
It is noted that a portion of the existing dwelling is located within the 1:100 year floodplain.
The City's Policy POL-E9.2 provides a framework to promote the conservation of the environmental features of the floodplain, provisions to ensure development is compatible with flood management and enhancement of the physical and visual amenity.
It is noted that approximately half of the existing house is within the 1:100 year floodplain. The Studio addition will extend into the floodplain. Department of Water and Environment Regulation have provided no comment in this regard and the Swan River Trust arm of the Department of Biodiversity, Conservation and Attractions have worked closely with the applicant to reduce the scale of the pool deck and terrace such that they now support the application subject to conditions. City staff concur that the tiered treatment to the pool and pool deck and the employment of planter boxes will soften the appearance of the additions as viewed from the foreshore areas.
Local Planning Policy POL-C-096 Guildford and South Guildford District Drainage Development Fund
As the proposed development lies within the Guildford and South Guildford District Drainage Contribution Scheme area a drainage contribution fee shall be collected from all proposed development inclusive of residential extensions. The square metre rate for the 2019/2020 financial year is $6.7547. Given the additions and impervious area total 1,097m², a contribution of $7,409.90 is payable.
OPTIONS AND IMPLICATIONS
Option 1: Council may resolve to approve the Part Demolition, Alterations and Additions to the existing Single House at Lot 20 (No.1) Hill Street, Guildford subject to conditions.
Implications: The development can proceed.
This is the preferred option.
Option 2: Council may resolve to refuse the Part Demolition, Alterations and Additions to the existing Single House at Lot 20 (No.1) Hill Street, Guildford for the following reason:
1. The additions do not comply with the Performance Criteria outlined in POL-C-106 - Guildford Conservation Precinct and accordingly would have an adverse impact on the amenity of the streetscape.
Implications: If aggrieved by the decision of Council, the owner/applicant may apply to the State Administrative Tribunal for a review of Council's decision.
This is not the recommended option.
CONCLUSION
The City has received an application for Part Demolition, Alterations and Additions to an existing Single House at Lot 20 (No.1) Hill Street, Guildford. The additions consist of additions, conservation and demolition of portions of the existing dwelling; converting the existing dwelling from a four (4) bedroom, two (2) bathroom residence to a four (4) bedroom, three (3) bathroom residence with a swimming pool.
Comment was sought from adjoining landowners and interest groups with regard to the proposed development for a period of 14 days. At the conclusion of advertising one (1) submission raising concerns with the proposal was received from the Guildford Association, citing non-compliance with the City's Local Planning Policy relating to the Guildford Conservation Precinct.
The proposed additions are considered to satisfy the applicable planning framework including the SPP 7.3 Residential Design Codes Volume 1 and the City's Local Planning Policies relating to the Guildford Conservation Precinct and development in the floodplain.
Referrals to all applicable agencies including the SRT, DWER and DPLH have been undertaken without objection.
As such, City staff recommend that Council approve the application subject to conditions.
ATTACHMENTS Location Plan
Colour and Material Schedule Plans for approval
STRATEGIC IMPLICATIONS Nil
STATUTORY IMPLICATIONS Planning and Development Act 2005
Planning and Development (Local Planning Schemes) Regulations 2015 City of Swan Local Planning Scheme No.17
State Planning Policy 7.3 - Residential Design Codes
State Planning Policy 5.1 - Land Use Planning in the Vicinity of Perth Airport POL-C-106 - Local Planning Policy - Guildford Conservation Policy
POL-C-096 - Guildford and South Guildford District Development Fund
FINANCIAL IMPLICATIONS
The average cost for a Hearing to defend Council’s decision at the State Administrative Tribunal is $60,000.
VOTING REQUIREMENTS Simple majority
RECOMMENDATION That the Council resolve to:
1) Approve the application for the Part Demolition, Alterations and Additions to the existing Single House at Lot 20 (No.1) Hill Street, Guildford subject to the following conditions:
1. The approved Part Demolition, Alterations and Additions to the existing Single House are to comply in all respects to the attached approved plans as dated, marked and stamped, together with any requirements and annotations detailed thereon by the City of Swan. The plans approved as part of this application form part of the development approval issued.
2. All building works to be carried out under this development approval are required to be contained within the boundaries of the subject lot.
3. Prior to a building permit being issued, a Notification under Section 70A of the Transfer of Land Act 1893 must be registered over the certificate of title to the subject land of the proposed development to notify current and prospective landowners that the land is affected by aircraft noise.
4. Prior to a building permit being issued, a detailed landscaping plan for the subject site and/or the road verge(s) must be submitted to and approved by the City of Swan in consultation with the Department of Biodiversity, Conservation and Attractions and must include the following:
i. The location, number, size and species type of the existing group covers, shrubs and trees;
ii. The metal screening to the suspended pool deck set back to accommodate landscaping;
iii. Any existing landscape areas to be retained;
iv. Those areas to be updated, reticulated or irrigated; and v. Verge treatments.
5. Prior to occupation of the development, the existing landscaping must be upgraded, reticulated or irrigated in accordance with the approved landscaping plans and maintained thereafter to the satisfaction of the City of Swan.
6. 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.
7. Suitable arrangements being made for the connection of the land to the comprehensive district drainage system at the landowner/developer's cost.
The contribution amount is based on the impervious area of 1,097m² in accordance with POL-C-096 Guildford and South Guildford District Drainage Fund. The fee is to contribute towards the upgrade and supply of an adequate drainage service within the area. Payment shall be made prior to lodgement of a Building Permit application or prior to works commencing on site as per the requirements of the City's Policy POL-C- 096.
8. The development must be connected to the Water Corporation's sewer where available.
9. All stormwater produced from this property including subsoil drainage is to be collected and disposed into the City's drainage in accordance with the City's requirements.
10. Prior to occupation of the development, the applicant shall install a fence along the boundary of the Parks and Recreation reserve to demarcate the private land from the Reserve to the satisfaction of the City of Swan, and to the specifications of the Department of Biodiversity, Conservation and Attractions.
11. The applicant shall take appropriate preventative measures during the works to ensure that no construction material, soil, rubbish, runoff or deleterious matter is allowed to enter the foreshore reserve and/or stormwater system.
12. Prior to any fill and/or topsoil being brought onto the site, the applicant shall demonstrate that all material is certified clean, uncontaminated, and free from rubble, weeds and disease and is geotechnically suitable for the proposed works to the City's satisfaction in consultation with the Department of Biodiversity, Conservation and Attractions.
13. No wastewater/backwash from the swimming pool is to be discharged onto the land, into the river or the local government stormwater drainage system.
14. The development shall be connected to the reticulated sewerage system prior to occupation.
15. Any additional development which is not in accordance with the application (the subject of this approval) or any condition of approval will require further approval of the City.
2) Advise the applicant/owner and those who lodged a submission of the Council's resolution accordingly.
MOTION that the Council resolve to:
1) Defer this item until the March Ordinary Meeting of Council Meeting to allow Councillors time to meet with the architect to consider and discuss changes in line with the Guildford Conservation Precinct Policy.
(Cr Scanlan – Cr Kiely)
RESOLVED UNANIMOUSLY TO:
1) Defer this item until the March Ordinary Meeting of Council Meeting to allow Councillors time to meet with the architect to consider and discuss changes in line with the Guildford Conservation Precinct Policy.
DISCLAIMER: Information shown hereon is a composite of information from various different data sources. Users are warned that the information is provided by the City of Swan in this format as a general resource on the understanding that it is not suitable as a basis for decision making without verification with the original source.
22 May 2019 1:1500 1 Hill Street,
GUILDFORD
Location Plan
1 Hill Street, GUILDFORD
MATERIAL COLOUR/SUPPLIER COLOUR SAMPLE EXISTING
EXTERNAL WALLS
Tuck Pointed English &
Flemish Bond brick
Red
NEW EXTERNAL WALLS
Tuck Pointed English Bond brick
Austral – Traditional red/ to match existing, cement mortar to match existing
EXISTING
EXTERNAL WALLS
Bagged &
Painted Brick
Dulux – Regency White
NEW EXTERNAL WALLS
Bagged &
Painted Brick
Dulux – Regency White
RENDERED PLINTH Dulux – Regency
White
WINDOW FRAMES Timber to match existing
Dulux - Deep
Brunswick Green
1 HILL STREET, GUILDFORD, DA SUBMISSION, 09/04/2019 – COLOUR SCHEDULE EXTERIOR DOORS &
FRAMES
Timber to match existing
Dulux - Deep Brunswick Green with
Indian Red & White Trim
ROOF Pre-finished
metal
Zincalume to match existing
WEATHERBOARD CLADDING
Cement board Dulux – Pale Stone
BARGEBOARDS Cement board Dulux – Regency
White
1 HILL STREET, GUILDFORD, DA SUBMISSION, 09/04/2019 – COLOUR SCHEDULE GUTTER & FASCIA To match
existing
Colorbond Cottage green
DOWNPIPES Painted Aluminium
To match Dulux – Regency White W
EXISTING
VERANDAH POSTS
Turned Timber Dulux – Regency White
NEW VERANDAH POSTS
Steel Dulux – Regency White
TIMBER DECKING TO VERANDAHS
Composite wood decking to match existing Jarrah
New Tech Wood
Decking - Pilbara
1 HILL STREET, GUILDFORD, DA SUBMISSION, 09/04/2019 – COLOUR SCHEDULE BRICK DRIVEWAY
PAVING
Reclaimed from site
Red
Unit 1/315 Rokeby Road Subiaco Western Australia 6008 Telephone 08 9381 1666 Facsimile 08 9381 1566 [email protected] ABN 91 277 671 706 S
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Unit 1/315 Rokeby Road Subiaco Western Australia 6008 Telephone 08 9381 1666 Facsimile 08 9381 1566 [email protected] ABN 91 277 671 706 S
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