In reply please quote
PRA/28/2024
Enquiries 8470 8358
22-Feb-2024
Planform
PO BOX 576
SOUTH MORANG VIC 3752
Dear Sir/Madam,
PRE APPLICATION MEETING ADVICE
We have undertaken a preliminary assessment of the plans submitted as part of your pre-
application meeting dated 23/02/2024.
Property Address:
14 Hopetoun Avenue RESERVOIR VIC 3073
Date:
22-Feb-2024
Officer:
Out of Scope
Pre-App Number:
PRA/28/2024
Proposal Description:
The construction of an additional double-storey
dwelling to the rear of an existing dwelling on a lot
Zoning
General Residential Zone – Schedule 2
Overlays
Development Contribution Plan Overlay
Particular Provisions
Clause 52.06, 55.
A preliminary assessment of your proposed development against the Darebin
planning scheme, is outlined below. Further information or changes to your
proposed development are required to any red or yellow lights if your proposal is to
be supported by Council. You are strongly encouraged to address these issues prior
to lodgment of any application to increase the opportunity for a smooth application
process.
PRELIMINARY ASSESSMENT OF APPLICATION
Key
Acceptable response.
Minor changes required to be acceptable.
Major changes required to be acceptable.
Urban context and
The provision of an urban context and site analysis,
Site Analysis
a
mandatory
requirement
for
a
planning
application, should be undertaken prior to the
design of the proposed development. These will
help assist in ensuring the new dwelling can have
the highest amenity outcome e.g. avoiding views
into sensitive interfaces (backyards) to provide full
unobscured windows.
See Darebin’s Good Design Guide for Medium
Density Development on how to assemble an
urban context and site analysis.
Built form massing
The proposed 2.875 metre wide driveway is tight.
and
building
Typically, we would desire 3 metres. However,
typology
Council’s Transport Unit has found this acceptable
if vehicles are able to enter and exit in a forward
direction.
It appears from the plans that this is achievable.
However, swept paths should be provided showing
how this would work.
The site layout appears to be well suited
considering the site constraints with the proposed
SPOS all receiving northern light.
Design Response
Explore means to extend the porch further south.
This is an important objective Council holds for
future dwellings constructed to the rear of existing.
Overlooking from the two first floor bedrooms of the
proposed unit can be easily addressed through
strategic placement and novel solutions such as
window shrouds and sill projections. North eastern
or eastern views should be provided for bedroom 2
with treatments such as a window shroud to
prevent downward and sideward views into the
SPOS of dwelling 19A. Obscure glazing and fixed
louvre screening should be avoided as they can
drastically reduce the amenity of the dwellings.
If internal overlooking is a concern for unit 1, the
bedroom 1 window should be oriented to have
views to the south west.
No elevations were provided. But its strongly
advised to review Council’s Good Design Guide for
medium density on our design expectations for
medium
density
development
here:
https://www.darebin.vic.gov.au/Planning-and-
building/Planning/Planning-step-2-prepare-your-
plans/Good-design-guides-and-design-
excellence/Medium-density
Overall feedback
Overall, there doesn’t appear to be any major
issues so far with the proposal subject to a review
of the finished plans.
As discussed, its advised that an arborist report be
provided with the application in regard to the large
trees located near the subject site at No. 19 Knox
Street.
Application
The following minimum application documents will
Documents
be required with your application lodgement. This
does not prejudice Council’s right to request more
information under Section 54 of the Planning and
Environment Act after lodgement.
• Application Form & Relevant Application Fees
• A recent copy of the Certificate of Title,
including
Search
Statement,
Plan
of
Subdivision and full copy of any covenant
registered on Title.
• A site survey plan including site levels,
prepared by a qualified land surveyor.
• A garden area plan
• An arborist report – especially for the large
trees located at No. 19 Knox Street.
• A WSUD plan/report for the proposed new
dwelling (existing dwelling is excluded).
• Planning Report, including assessment against
the objectives and standards of Claus 55.
• Shadow diagrams at hourly intervals on 22
Sept and have the required details to enable
assessment against the relevant standard.
• Vehicle swept paths showing how vehicles will
enter and exit the garages in a forward
direction.
Existing Trees on the Site
For your information, under Darebin City Council’s Local Law No.1 2019 relating to Tree
Protection on Private Property, Part Two – Protection of Trees states:
(1)
A person must not without a permit:
(a) prune, remove or do anything or allow pruning that could result in damage or
the destruction of a protected tree on private property; or
(b)
undertake any works within the Tree Protection Zone.
A Protected Tree is defined as a tree with a single or combined trunk circumference greater
than 100 centimetres measured at 1.5 metres above ground level and having a height
greater than 8 metres but excludes species that are declared Noxious Weeds.
If your proposal affects the viability of any existing trees on the subject site defined as a
‘protected
tree’
please
refer
to
https://www.darebin.vic.gov.au/Waste-and-
environment/Trees/Trees-on-private-property for more information.
Please note that the above advice is given without prejudice, at officer level only
and has no binding effect on any future Council decisions. Please ensure you do a
full and exhaustive assessment against the relevant provisions of the Darebin
Planning Scheme. This advice may be impacted by consequential changes to the
design, referral advice, site inspection, public notice and any other new information
or change of circumstances. This advice should not be relied upon for the
purchase of the property.
If you have any questions about this advice, please don’t hesitate to contact me for
assistance.
Yours sincerely
Out of Scope
Statutory Planner
Important – To better assist you with your application, please note:
If you want to
discuss this letter, please contact Harrison Smith. I can be
contacted on 03 8470 8358 or via email at
xxxxxxxx.xxxxx@xxxxxxx.xxx.xxx.xx.
To save time you can now submit your planning application online. To do
so please go to:
https://www.darebin.vic.gov.au/Planning-and-building/Planning-forms-
and-links and select the application type. Once you have submitted your
application you will receive an e-mail confirming your lodgement.
