Attachments: 1. Supporting Attachment 2. Locality plan 3. Proposed plans 4. Delegate report FUTURE MELBOURNE (PLANNING) COMMITTEE REPORT Agenda Item 5.1 APPLICATION FOR PLANNING PERMIT: TP-2010-593, 17 CURRAN STREET, NORTH MELBOURNE 7 December 2010 Presenter: Daniel Soussan, Planning Coordinator Purpose and background 1. The application is presented to Committee at the request of Councillor Shanahan. 2. The purpose of this report is to advise the Committee of an application to construct alterations and additions to an existing dwelling, along with other minor works, at 17 Curran Street, North Melbourne (refer Attachment 2 – Locality plan and Attachment 3 – Proposed plans). 3. The subject site is located on the south side of Curran Street, North Melbourne. It is regular in shape with an area of 509 square metres. At 10 metres, the site’s frontage to Curran Street is wider than many others in the street. The site rises approximately 900mm from front (north) to rear (south) and is occupied by an elevated single storey dwelling of Victorian era. The dwelling features a circa 1970’s addition at the rear. The building is C graded under Council’s Heritage Places Inventory (2008) and lies within a level 2 streetscape. 4. Adjoining the site to the east is a detached single storey dwelling, also of Victorian era, but ‘D’-graded under the Heritage Places Inventory. To the east is a row of attached single storey terraces, also ‘D’- graded. It is noted that both immediately-adjoining properties feature two-storey stable-like structures within their rear setbacks. There are examples of taller buildings in the area, including blocks of flats to the east and immediate south of the site, as well as a range of contemporary infill development. 5. The site is located in the Residential 1 Zone and is covered by Heritage Overlay Schedule 3. The provisions of Clause 54 (Rescode – one dwelling on a lot) do not apply in this instance due to the size of the land. The application has been assessed on heritage grounds only. 6. There were 28 objections to the application. Key issues 7. Key issues are the contemporary nature of the addition and its impact on the heritage significance of the site and the surrounding area; the visibility of the proposed addition from the streetscape; and the proposed carport on the western side of the dwelling. 8. Subject to a condition requiring the removal of the proposed carport, the proposal is considered to meet the requirements of Council’s local heritage policy. For a detailed assessment, refer to Attachment 4 – Delegate report. Recommendation from management 9. That the Future Melbourne Committee resolve to issue a Notice of Decision to grant a permit subject to the conditions listed in the delegate’s report. Page 1 of 21
F U T U R E M E L B O U R N E ( P L A N N I N G ) C O M M I T T E E R E P O R T
Agenda Item 5.1
APPLICATION FOR PLANNING PERMIT: TP-2010-593, 17 CURRAN STREET, NORTH MELBOURNE
7 December 2010
Presenter: Daniel Soussan, Planning Coordinator
Purpose and background
1. The application is presented to Committee at the request of Councillor Shanahan.
2. The purpose of this report is to advise the Committee of an application to construct alterations and additions to an existing dwelling, along with other minor works, at 17 Curran Street, North Melbourne (refer Attachment 2 – Locality plan and Attachment 3 – Proposed plans).
3. The subject site is located on the south side of Curran Street, North Melbourne. It is regular in shape with an area of 509 square metres. At 10 metres, the site’s frontage to Curran Street is wider than many others in the street. The site rises approximately 900mm from front (north) to rear (south) and is occupied by an elevated single storey dwelling of Victorian era. The dwelling features a circa 1970’s addition at the rear. The building is C graded under Council’s Heritage Places Inventory (2008) and lies within a level 2 streetscape.
4. Adjoining the site to the east is a detached single storey dwelling, also of Victorian era, but ‘D’-graded under the Heritage Places Inventory. To the east is a row of attached single storey terraces, also ‘D’-graded. It is noted that both immediately-adjoining properties feature two-storey stable-like structures within their rear setbacks. There are examples of taller buildings in the area, including blocks of flats to the east and immediate south of the site, as well as a range of contemporary infill development.
5. The site is located in the Residential 1 Zone and is covered by Heritage Overlay Schedule 3. The provisions of Clause 54 (Rescode – one dwelling on a lot) do not apply in this instance due to the size of the land. The application has been assessed on heritage grounds only.
6. There were 28 objections to the application.
Key issues
7. Key issues are the contemporary nature of the addition and its impact on the heritage significance of the site and the surrounding area; the visibility of the proposed addition from the streetscape; and the proposed carport on the western side of the dwelling.
8. Subject to a condition requiring the removal of the proposed carport, the proposal is considered to meet the requirements of Council’s local heritage policy. For a detailed assessment, refer to Attachment 4 – Delegate report.
Recommendation from management
9. That the Future Melbourne Committee resolve to issue a Notice of Decision to grant a permit subject to the conditions listed in the delegate’s report.
Page 1 of 21
Attachment 1 Agenda Item 5.1
Future Melbourne Committee 7 December 2010
1
SUPPORTING ATTACHMENT
Legal
1. Section 61(1)(b) of the Planning and Environment Act 1987 provides that the Responsible Authority may decide:
“to grant a permit subject to conditions”.
In making its decision, section 60(1) of the Act requires the responsible authority to consider, amongst other things, all objections and other submissions it has received.
Objections have been received in response to this planning permit application and section 64 of the Act sets out the procedure that must be followed. The responsible authority must give the applicant and each objector a notice in the prescribed form of its decision to grant a permit. The responsible authority must not issue a permit to the applicant until the end of the period in which an objector may apply to the Tribunal for a review of the decision or, if an application for review is made, until the application is determined by the Tribunal.
Finance
2. There are no direct financial issues arising from the recommendations contained within this report.
Conflict of interest
3. No member of Council staff, or other person engaged under a contract, involved in advising on or preparing this report has declared a direct or indirect interest in relation to the matter of the report.
Stakeholder consultation
4. Council notified owners and occupiers of properties neighbouring the site, and directed the applicant to display a sign at the front of the site for a period of 14 days. A consultative meeting was held on 20 October 2010, attended by Councillor Shanahan.
Relation to Council policy
5. Relevant Council policy is addressed within the attached delegated officer’s report.
Environmental sustainability
6. There have been no specific details provided with respect to environmental sustainability.
Page 2 of 21
17 Curran Street, North Melbourne
S t A loysitis
Co/lege
The City of Melbourne does not warrant the accuracy, currency or completeness of information in this product. Any person using or relying upon such information does so on the basis that the City of Melbourne shall bear no responsibility
NORTH or liability whatsoever for any errors, faults, defects or omissions in the information.
EX EXISTING FINISH CARPET TIMBER TYPE I TIMBER TYPE 2 TLE VINYL
CP TB1 TB2 TL VL
EX BWK BS CG CH MC MR SI TG TR SS WH WN
rev initial date description WORKSHOP ARCHITECTURE EXISTING & PROPOSED GROUND FLOOR PLAN TP 1.01
A FW 07 09 10 NEW SWING GATE TO MATCH EXISTMG HEIGHT, STYLE & COLOUR All dimensions to be verified on site prior to construction and discrepancies to be clarified with architectSUN 131 077 908
1
RESIDENTIAL ALTERATIONS & ADDITIONS/17 CURRAN ST NORTH MELBOURNE
B AL 08 10 10 CHANGE IN LOCATION OF CARPORT COLUNAS Do not scale drawings, refer to figured dimensions only. First Floor 388 Spencer Street C AL 03 11 ID CHANGE RI LOCATION OF CARPORT COLUMN AND DOOR Architectural drawings are to be read in conjunction with specifications & other consultants documentation. West Melbourne VIC 3003 Australia proprietor OR HEW TARSH rev no C C AL 03 1110 CHANGE Ill WIDTH OF OECK AND NEW TREAR PLANTING RL 0.000 is the benchmark level taken from the floor level of the existing building. T +61 36326 8322 F +61 3 9326 8377 C AL 030010 CHANGE IN LENGTH OF WALL Dimensions are in mm, and RL's are in metres.
rev initial date description WORKSHOP ARCHITECTURE EXISTING & PROPOSED FIRST FLOOR PLAN TP 1.02
A AL 03 11 10 NEW CMMNEY FLUE DETAIL All dimensions to be verified on site prior to construction and discrepencies to be clarified with architectACN 131 877 908
I
RESIDENTIAL ALTERATIONS & ADDITIONS/17 CURRAN ST NORTH MELBOURNE
A AL 03 11 10 REMOVAL OF PROPOSED A/C UNIT LOCATION Do not scale drawings, refer to figured dimensions only. Architectural drawings are to be read in conjunction with specifications & other consultants documentation.
First Floor 388 Spencer Street West Melbourne VIC 3003 Australia proprietor DR BENJ TARSH rev no A
RL 0.000 is the benchmark level taken from the floor level of the existing building. Dimensions are in mm, and RL's are in metres. This drawing is copyright
T +61 39226 8322 F +61 3 9326 8377 [email protected] www.workshoparch.com.au
job no 0916 CURB scale 1:100 @ A2 SIZE date 03 11 2010
file name TP/pll drawn by FW/AL issue TOWN PLANNING
Page 5 of 21
EX ROOF RIDGE FFL 5.560
I EX I
A / EX LIVING ROOM CEILING FFL 3.435 XBWK
[ XBWK I XBWK 11BWK I
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X33 10- I IIlIsIO
p"1111111111111111111111111,111i EXISTING NORTH ELEVATION
SCALE - 1100
NO 15 NO 19 NO 17
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A EW 0209 10 NEW SWING GATE TO HATCH EXISTING HEIGHT, STYLE I. COLOURACN 131 877 908
All dimensions to be verified on site prior to construction and discrepencies to be clarified with architect
1
RESIDENTIAL ALTERATIONS & ADDITIONS/17 CURRAN ST NORTH MELBOURNE
B FW 08 1000 NEW DETAIL TO CARPORT COLUMN Do not scale drawings, refer to figured dimensions only. First Floor 388 Spencer Street ( AL 03 1110 REVISED PARAPET DETAIL Architectural drawings are to be read in conjunction with specifications 8, other consultants documentation. West Melbourne VIC 3003 Australia proprietor OR BEN) TARSH rev no C C AL 03 1110 REVISED PARAPET DETAIL RL 0.000 is the benchmark level taken from the floor level of the existing building. T +61 3 9326 8322 F +61 3 9326 8377 C AL 031110 NEW LOCATION OF A/C UNIT Dimensions are in mm, and RL's are in metres. [email protected]
This drawing is copyright www.workshoparch.com.au
job no 0916 CURR scale MOO @ 02 SIZE date 03 11 2010
file name 2_TP/el drawn by FW/AL issue TOWN PLANNING
Page 6 of 21
tuniumm•—•11011111"1 I I I I 11 1111011111 ri r, ;1[1 11
BUILDING (INTERNAL) LANDSCAPE EX EXISTING FINISH EX EXISTING TREE CP CARPET PS PERMEABLE SURFACE 1111 TIMBER PRE 1 _ _ IS IMPERMEABLE SURFACE . . TB2 TIMBER TYPE 2 TI. TILE VL VINYL
Page 7 of 21
DOUBLE STOREY BRICK BUILDING
XMR 1 II 110hob EX ROOF RIDGE FEL 5.560
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11-11 =11-=19 /17=11-1=71 -1' 11 i l l i ll III I 01
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riPlwjqi 111,1
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EX HOUSE FRONT LEVEL FFL +0.000 AHD • +1-16.34
14017 NO 19 NO 15EXISTING SOUTH ELEVATION SCALE - 1100
NEW ROOF RIDGE FRL 8.045 NEW-RE-I 'FOR TIFT6ITS
NEW SUSPENDED PANELS
PERPENDICULAR TO BEDROOM ALLOW
VIEWS INTO BACKYARD BUT FORMING
MAX 25% OPENING SCREEN/NG IN THE
DIRECTION TO NEIGHBOUR PROPERTY
TO PREVENT OVERLOOKNIG.11001411
Ha FROM FIRST LEVEL.
1111,1 1114,.4=1EW FENCE TO 2400MM HIGH
I '11 ORME' 1 111 1111h—h. 1-117 I i -. :BM 2 -BS rx/C+Z 1_444_,_. _p„
DOUBLE STOREY BRICK BUILDING NEW MASTER BEDROOM „Ionillid
2,0100111111111111111111111111110 EX ROOF RIDGE FFL 5.560
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LEVEL+1.04--- - EX HOUSE FRONT LEVEL FFL +0.00 AHD = +/-16.34
EVEL
BUILDING (EXTERNAL) BUILDING (INTERNAL) EX EXISTING NOSH EX EXISTING FINISH OWN BRICKWORK CP CARPET BS BLUESTONT TB1 1010ER TYPE I CG CLEAR GLAZING TB2 TIMBER TYPE 2 CH ChTINEY n TILE MC METAL clADDING VL VINYL MR METAL ROOFING SL SKYLIGHT TG TRANSLUCENT GLAZING TR TRANSLUCENT ROOFING SS SLAT SCREENING WH HABITABLE ROOM WINDOW WN NON-HABITABLE ROOM WINDOW
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EX EXISTING TREE PS PERMEABLE SURFACE IS IMPERMEABLE SURFACE
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CD PROPOSED WEST ELEVATION
- SCALE - 1:100
rev initial date description WORKSHOP ARCHITECTURE EXISTING & PROPOSED WEST ELEVATION TP 3.04
A FW 08 10 10 NEW CHIMNEY POTACN 131 877 MI
All dimensions to be verified on site prior to construction and discrepancies to be clarified with architect.
I RESIDENTIAL ALTERATIONS & ADDITIONS/17 CURRAN ST NORTH MELBOURNE
A FW 08 10 10 CHANGE IN LOCATION OF CARPORT COLUNS Do not scale drawings, refer to figured dimensions only. First Floor 388 Spencer Street 13 AL 031110 CHANGE IN LOCATION OF CARPORT COLLIN Architectural drawings are to be read in conjunction with specifications & other consultants documentation. West Melbourne VIC 3003 Australia proprietor DR BENT TARSH rev no B B AL 031110 REVISED ROOF ELEVATION RL 0.000 is the benchmark level taken from the floor level of the existing building. T +61 3 9326 8322 F +61 3 9326 8377 B AL 03 1110 NEW FENCE LENGTH Dimensions are in mm, and RUs are in metres. [email protected]
This drawing is copyright www.workshoparch.com.au
job no 0916 CURR scale 1:100 A2 SIZE date 03 112010@
file name 22P/el drawn by FW/AL issue TOWN PLAT/TONG
Page 9 of 21
11111111EMPI_111111111
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NO. 17
SITE
33110013433 EFL 5.540
ELIkK
UM NON LEVEL 131,0510
33 MUSE RUT LEM FR An AM .44333
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CURRAN STREET' NO. 28
EXISTING HOUSE NEW EXTENSION
SITE SIGHTLINE DIAGRAM
SCALE - 1200
rev initial date description WORKSHOP ARCHITECTURE SITE SIGHTLINE DIAGRAM TP 0.031
ACN 131 877 908 RESIDENTIAL ALTERATIONS & ADDITIONS/17 CURRAN ST NORTH MELBOURNE A FW 08 10 10 NEW SOT 1.81E All dimensions to be verified on site prior to construction and discrepencies to be clarified with architect.
A FW 08 10 10 CHANGE IN LOCATION OF CARPORT COLUMNS Do not scale drawings, refer to figured dimensions only. First Floor 388 Spencer Street
0 AL 03 11 10 REVISED SF*IT LINE Architectural drawings are to be read in conjunction with specifications & other consultants documentation. West Melbourne VIC 3003 Australia proprietor DR BENJ TARSH rev no B B AL 03 11 10 NEW DETAIL TO NORTH COLUMN AND WALL OF CAR PORT RL 0.000 is the benchmark level taken from the floor level of the existing building. . T +61 3 9326 8322 F +61 3 9326 8377
B AL 03 11 10 NEW LEVEL Dimensions are in mm, and RL's are in metres. [email protected] job no 0916 CORR scale MOO e3 A2 SIZE date 03 11 2010
B AL 03 11 10 REVISED CHIMNEY FLUE This drawing is copyright. S www.workshoparch.com.au file name LTP/el drawn by FW/AL issue TOWN PLANNING
Page 10 of 21
1
DELEGATED PLANNING APPLICATION REPORT
APPLICATION NO: TP-2010-593
APPLICANT: Mr Frances Wai
ADDRESS: 17 Curran Street, NORTH MELBOURNE VIC 3051
PROPOSAL: Partial demolition and construction of alterations and additions to the dwelling
DATE OF APPLICATION: 3 August 2010
RESPONSIBLE OFFICER: Mark Friedrichsen
1. SUBJECT SITE AND SURROUNDS The subject site is located on the south side of Curran Street, North Melbourne. Curran Street is residential in nature, although a school occupies a large site at the corner of Melrose Street, west of the site. Including footpaths, the street is 30.7 metres wide with a 7.2 metre central median. The subject site is regular in shape with a frontage to Curran Street of 10 metres and side boundaries of around 50 metres, yielding a total site area of 509 square metres and making it one of the larger blocks in the street. The site slopes upward from front to back, so that it is approximately 900mm higher at the rear boundary compared to footpath level. The slope is most evident at the front of the site, becoming more gradual towards the rear. The site contains a single storey brick dwelling of Victorian era, with a 1970s addition to the rear. Notable features of the property include its parapet iron, urns, verandah, bricks, tiles and fence. The dwelling is C graded under Council's Heritage Places Inventory (2008) and lies within a level 2 streetscape. C graded buildings are defined by the Inventory as 'demonstrating the historical or social development of the local area and/or making an important aesthetic or scientific contribution, often comprising a variety of styles and building types'. Level 2 streetscapes are significant 'either because they still retain the predominant character and scale of a similar period or style, or because they contain individually significant buildings'. Surrounding buildings are of similar style to the subject dwelling, but are predominantly attached terraces and D graded under the Heritage Places Inventory. There are a number of infill developments, including some contemporary constructions, on both sides of Curran Street. The site and surrounds were initially inspected on 18 August 2010, while a further onsite inspection with the owner was held on 18 October 2010. 2. BACKGROUND AND HISTORY Pre-application discussions Pre-application discussions were held on 31 March 2010.
Attachment 4Agenda Item 5.1
Future Melbourne Committee7 December 2010
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2
Amendments during the process Amendments were made to the plans twice during the process. The first set of amended plans was lodged on 9 September 2010, prior to advertising and in response to preliminary comments made by Council’s Heritage Advisor. Amendments included:
Provision of a sight line diagram Front gates to be swing-opening rather than sliding
Following a consultative meeting, a second set of amended plans was lodged on 26 October 2010. Amendments included:
Provision of an additional sight line diagram Refinements to carport structure Clarification of materials on south elevation
Further amendments were made on 4 November 2010, including:
Reduction to decking on west boundary Deletion of flues from front chimney Correction to existing chimney flues Reduction in length to the brick wall on east boundary (adjacent to deck) Modifications to fence and gate at rear of carport Relocation of air conditioner Submission of colours and materials schedule
3. PROPOSAL The application proposes to carry out alterations and additions generally to the rear of the existing dwelling, with some minor works also proposed at the front and side of the site. The predominant feature of the development will be the construction of a two storey addition above the non-original rear part of the dwelling. The addition at ground level will extend approximately 1.6 metres further towards the rear of the site and will contain an open-plan kitchen, meals and living area, with direct access to a new outdoor deck, which will extend around to the west side of the dwelling. External demolition in this area will be limited to the verandah above the west-facing door, windows on the west elevation, and walls/windows on the south and east elevations. The new first floor level will contain a master bedroom along with a study/home theatre and a balcony on the north elevation. The south elevation will incorporate screening which will be suspended in such a way as to follow the line of the ground floor deck. The screening will also serve as an architectural feature to prevent overlooking from the upstairs bedroom. A new carport is proposed on the west boundary of the site, spanning between the dwelling and the boundary fence. The carport will be set back 2.5 metres from the wing wall of the verandah at the front of the dwelling. It is understood that the carport is proposed in this location to minimise any impact on windows on the subject and neighbouring properties.
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3
The existing gate at the front of the property will be replaced to similar specifications. Flues are also proposed to be added to two of the existing chimneys to enable the installation of gas heaters. More minor works will be carried out at the front of the site, including necessary repairs and the repainting of the front fence and parapet of the dwelling in colours to match existing, as well as removal of paint from the west wall of the dwelling and around the front windows. 4. STATUTORY CONTROLS Zoning and Overlay Controls R1Z Residential 1 Zone HO3 North & West Melbourne Precinct The following controls, decision guidelines and application requirements are relevant to the application: Clause Permit Trigger/ Decision Guidelines/ Application
Requirement(s) Clause 32.01, Residential 1 Zone
Under this Clause a permit is required to construct or extend a dwelling on a lot less than 300 square metres. In this instance, the site is in excess of 300 square metres, therefore no permit is required.
Clause 43.01, Heritage Overlay
Pursuant to this Clause, a permit is required to construct a building or construct or carry out works.
5. STRATEGIC FRAMEWORK State Planning Policy Framework Clause 15.03 – Heritage The objective of this Clause is to encourage the conservation of places of heritage significance. Local Planning Policy Framework (Municipal Strategic Statement) Clause 21.08-9 – Local Areas (North and West Melbourne) North Melbourne is one of the City’s dynamic and complex mixed use areas, accommodating a strong residential base alongside business, commercial and industrial uses. Many elements in the suburb, including streetscapes and buildings, have been recognised for their heritage significance. Key visions for the area are:
North and West Melbourne provide a balance of residential and commercial uses, and which maintain an emphasis on local community and liveability, and which have a clear distinction in scale from the Central City.
An ongoing aim is to reflect North and West Melbourne’s history as a residential and mixed use area by protecting heritage places and precincts and encourage the reuse of former warehouses, manufacturing and historic business buildings.
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Local Planning Policy Framework (Local Policies) Clause 22.05 – Heritage Places outside the Capital City Zone This Clause identifies Melbourne as having a high-quality, rich and diverse urban environment, with heritage being an extremely significant component of the City’s attractiveness character and distinction. This policy serves as a mechanism to conserve and enhance places and areas of architectural, social or historic significance and to encourage development which is in harmony with the existing character and appearance of designated heritage places and areas. Key objectives of the Clause are to:
Conserve all parts of buildings of historic, social or architectural interest which contribute to the significance, character and appearance of the building, streetscape or area.
Ensure that new development, and the construction or external alteration of buildings, make a positive contribution to the built form and amenity of the area and are respectful to the architectural, social or historic character and appearance of the streetscape and the area.
Clause 22.17 – Urban Design outside the Capital City Zone This Clause identifies the combination of Melbourne’s buildings, streets, open spaces and landscape features in giving the municipality its unique appearance and feeling, and the importance that valued aspects of the City’s character are not lost through redevelopment. New development must respect this character and add to the overall quality of the urban environment. Key objectives of the Clause, relevant to this application, are to:
Ensure that the scale, siting, massing and bulk of development complements that of adjoining and nearby built form.
Reduce unacceptable bulk in new development. Ensure that development uses design and detail to ensure all visible facades
(including the rear and sides of buildings) provide a rich and positive contribution to the public realm.
6. PARTICULAR / GENERAL PROVISIONS Particular Provisions There are no relevant Particular Provisions for this proposal. General Provisions The general Decision Guidelines found at Clause 65 may be relevant to this application. 7. PUBLIC NOTIFICATION It was determined that the proposal was not exempt under Clause 43.01-3, therefore Council gave notice of the proposal by ordinary mail to the owners and occupiers of surrounding properties and directed that the Applicant give notice of the proposal by posting one notice on the site for a 14 day period, in accordance with Section 52 of the Planning and Environment Act 1987.
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8. OBJECTIONS A total of 28 objections were received. Key concerns included:
Materials inconsistent with surrounding buildings Chimney flues unsuitable Addition will be visible from/dominate the streetscape Development will not blend with the heritage character of the area Inconsistencies on the plans compared to existing conditions, in relation to
structures on adjoining lots The suggestion that the subject dwelling is ‘unique’ in North Melbourne Removal of landscaping/vegetation from the site
A consultative meeting was held on 20 October which was attended by Council officers, a Councillor, the Applicant (architect) and six objectors. 9. EXTERNAL REFERRALS The application was not required to be externally referred. 10. INTERNAL REFERRALS The application was referred to Council’s Heritage Advisor, whose comments are summarised as follows: 24 August 2010:
‘The proposal is generally respectful and is supported with [some] amendments’
‘The addition appears to be adequately set back to ensure that it would not dominate the graded building’
‘Vehicle accommodation visible from the street is not generally a feature of the heritage place. I note also that there is a view from the street along the west elevation and that this forms part of the level 2 streetscape. Notwithstanding, the vehicle entrance is extant and a carport of very simple form would be largely concealed if set further back’
‘The height of any new gates should not exceed the height of the existing gates’
‘The proposed extension of the chimney flues is not desirable’ 27 October 2010 (following submission of amended plans):
‘Subject to review of the correct south elevation and sight line, my review of the amended plans does not change the previous report. The setback is substantial and consequently little of the addition would be visible’
‘Notwithstanding my general recommendation in support of the rear addition, some moderation of impact could be achieved by the following:
o Balcony screening – delete the slatted wall facing north east o Balcony roof – delete the timber slatted roof and associated roof
structure over the balcony except for an eaves section consistent with the control of summer sun entering the study.
o Deletion of the balcony roof might reduce the extent to which the flue extension is required to the dining room chimney
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o South elevation wall cladding – adopt a flat surface rather than the metallic spandek finish proposed
o Reduce the relative size of the fascia. I note that this material has not been nominated’
‘In relation to the carport my recommendation remains unchanged, I do not support the construction of vehicle accommodation at this setback from the façade’.
11. ASSESSMENT The application seeks approval to construct alterations and additions to the existing dwelling. In assessing an application for works to a graded building in a Heritage Overlay, the following criteria must be considered, where relevant: Demolition 'Demolishing or removing original parts of buildings, as well as complete buildings, will not normally be permitted in the case of the front part of 'C' and many 'D' graded buildings. The front part of a building is generally considered to be the front two rooms in depth'. No significant original fabric will be demolished as part of the development. The addition will be constructed on a non-original part of the dwelling and set back 12 metres from the front wall of the dwelling. Renovating Graded Buildings 'Intact significant external fabric on any part of an outstanding building, and on any visible part of a contributory building, should be preserved. Sandblasting of render, masonry or timber surfaces and painting of previously unpainted surfaces will not normally be permitted'. Intact significant external fabric of the building will not be affected by the development, nor will any previously-unpainted surfaces be painted. Indeed the owner has indicated that paint will be removed from brickwork as part of conservation works to the existing dwelling and front fence. Designing New Buildings and Works or Additions to Existing Buildings:
Form: The external shape of a new building, and of an addition to an existing building, should be respectful in a Level 1 or 2 streetscape, or interpretive in a Level 3 streetscape. Clause 22.05 defines ‘respectful’ as being ‘a design approach in which historic building size, form, proportions, colours and materials are adopted, but modern interpretations are used instead of copies of historic detailing and decorative work’. The external shape of the addition is considered to be respectful in that it displays a modern interpretation of historic form. This is supported by the fact that the heritage policy calls for development of graded buildings to be readily identifiable as modern additions, rather than seeking to replicate historic form.
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Facade Pattern and Colours: The facade pattern and colours of a new building, and of an addition or alteration to an existing building, should be respectful where visible in a Level 1 streetscape, and interpretive elsewhere. The Heritage Advisor has determined that the façade pattern and colours of the addition are interpretive, in that they do not seek to replicate original features of the existing dwelling. The Advisor has also noted that metal sheeting should be of a dull appearance to avoid glare and reduce its visual impact.
Materials: The surface materials of a new building, and of an addition or alteration to an existing building, should always be respectful. A common concern of objectors was in regard to the proposed materials - presumably the use of Colorbond sheeting and timber slats — where it has been suggested that these are inconsistent with surrounding properties. It is noted that surrounding properties all display some use of corrugated iron, most notably on visible verandah roofs (as does the subject site), while opposite the site are examples of contemporary infill development which make extensive use of timber slats (similar to those proposed as part of this development) within very close proximity to the street. The proposed surface materials are therefore considered respectful in that historic proportions, colours and materials will be used such that they will not merely copy historic detailing. This has been confirmed by the Heritage Advisor who notes ‘the colours proposed to the addition are generally satisfactory’, but also recommended the use of lighter colours at the front of the property. The applicant has since provided a schedule of colours and materials in response to this recommendation, as well as that to use metal sheeting of a dull finish.
Details: The details (including verandahs, ornaments, windows, doors and fences) of a new building, and of an addition or alteration to an existing building, should preferably be interpretive, that is, a simplified modern interpretation of the historic form rather than a direct reproduction. The predominant use of glass and timber on visible parts of the addition suggest that features such as verandahs, doors and windows are of an interpretive design, as they are loosely based on historic detailing but do not seek to copy the historic detailing.
Concealment of Higher Rear Parts (Including Additions): Higher rear parts of a new building, and of an addition to an existing graded building, should be partly concealed in a Level 2 and 3 streetscape. In most instances, setting back a second-storey addition to a single-storey building at least 8 metres behind the front facade will achieve concealment. The upper level addition is set back at least 12 metres from the front of the existing building, thereby easily achieving partial concealment. It is noted that this setback is measured to the projecting verandah at first floor level, and that the bulk of the addition will be at least 16 metres from the front of the dwelling. The Heritage Advisor has noted ‘the setback is substantial and consequently little of the addition would be visible’. This is confirmed by sight line diagrams submitted with the application which indicate that when looking at the property front-on from the north side of Curran Street, only higher parts of the first floor balcony will be visible. The Heritage Advisor did also suggest that the north-facing balcony would become a visible feature of the development, because of the view up the
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driveway of this wider-than-average site. Despite the Advisor's recommendation to delete the 'return' section of the screen at the front of the balcony and reduce the size of the associated roof, it is considered that this would have a detrimental impact on the remainder of the structure and would do little to reduce visibility of the addition which is already set a significant distance back from the front of the property. Notwithstanding, the balcony is also set back well in excess of the required minimum and given that the majority of it will be partially concealed from view from the street, it is considered to comply with the provision and therefore not necessary to require any changes to this balcony.
Building Height: The height of a building should respect the character and scale of adjoining buildings and the streetscape. New buildings or additions within residential areas consisting of predominantly single and two-storey terrace houses should be respectful and interpretive. Although the predominant scale of dwellings in Curran Street is single storey, two storey or higher buildings are not uncommon, with two-storey dwellings located west of the site, as well as blocks of flats to the east and south of the site. Dwellings adjoining the subject site also feature two-storey stable-like structures, with that at number 19 Curran Street partially visible from the street. The design of the building is considered to be respectful and interpretive in that it will be clearly identified as a later addition and therefore consistent with the Clause 22.05 definition of ‘respectful and interpretive’ which states that it should ‘honestly admit its modernity while relating to the historic or architecturally significant character of its context’.
Chimney flues The application proposes to install flues to two existing chimneys, which will be up to 2.4 metres tall. It is noted that this height is required in order to comply with building regulations. It is also noted that the application plans were amended to delete flues from the northern-most chimney, therefore flues are proposed to the chimney in the approximate centre of the roof and on the west elevation. The flues are not supported by Council's Heritage Advisor, as well as several objectors; however given that they are set back 12 and 17.5 metres from the front of the property it is considered that they will have no detrimental impact on the significance of the dwelling or the character of the streetscape. Carport The proposed carport was criticised by objectors as being out of keeping with the area; a sentiment shared by the Heritage Advisor. This is considered a valid objection, and the Heritage Advisor has noted that vehicle accommodation visible from the street is not generally a feature of the heritage place. Although of a relatively simple design, it is considered that the presence of a carport in such proximity to the street will detract from the significance of the building and is not in keeping with the prevailing character of the streetscape. It is recommended that if a permit were to issue, a condition should be imposed requiring amended plans showing the deletion of the carport.
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Additional objector concerns A common objection was that the development will not blend with the heritage architecture of the area. Clause 22.05 states that additions/alterations should always be 'respectful', with this term defined as 'a design approach in which historic building size, form, proportions, colours and materials are adopted, but modern interpretations are used instead of copies of historic detailing and decorative work'. It is considered that the proposed materials are consistent with this definition, which is further defined as being a 'design that honestly admits its modernity while relating to the historic or architecturally significant character of its context'. Objections have also suggested that the detached nature of subject dwelling makes it 'unique' in North Melbourne, however the Heritage Advisor is not of this opinion. The Heritage Advisor noted that there are a number of C-graded detached dwellings throughout North Melbourne and that its supposed 'uniqueness' is not identified by the Heritage Places Inventory. The removal of landscaping/vegetation at the site has also been identified by objectors. It is understood vegetation was removed over one year ago due to problems caused by large trees to the foundations of the dwelling. While the applicant has verbally stated that landscaping will be carried out on completion of the development, it is considered appropriate to mandate, via a condition on any permit that might issue, the requirement to submit a landscaping plan to the satisfaction of the Responsible Authority. It is also noted that one adjoining neighbour raised the issue of perceived noncompliance with Rescode provisions, however due to the size of the land being in excess of 300 square metres, these will be assessed by the building surveyor and not as part of this application. Changes made by the Applicant The applicant has made a number of voluntary changes to the plans, in an attempt to lessen the impact of the development on heritage significance of the site and also to immediately adjoining neighbours. These changes include a reduction to the length of the new wall on the east boundary, which will now end at a point only moderately further than the existing wall, and the reduction of the deck on the west boundary to prevent potential overlooking. Furthermore, the Applicant has chosen to retain the style of the existing front swing gates rather than sliding gates, so as not to detrimentally impact on the front fence which has been identified in the Heritage Places Inventory as being a notable feature of the site. Additionally, works will be carried out to 'make good' various features at the front of the property, such as the repainting of the fence, parapet wall and lacework. Anomaly on plans At this point it is noted that an anomaly in the submitted elevations was detected by the Heritage Advisor, in regard to the presentation of the parapet at the front of the dwelling. The parapet was initially shown larger than it actually is, which gave the impression that it obscures more of the addition in the vicinity of the front balcony. This was relayed to the applicant who corrected the anomaly in the lodgement of amended plans, which now show parts of the balcony to be slightly more visible. It is
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noted that these plans were not re-advertised as it was considered a relatively minor change which would not impact on the general nature of the objections. In summary, the proposal is considered appropriate for the site and will provide significantly increased amenity — both indoor and outdoor- for occupants of the dwelling, while at the same time respecting the heritage significance of the building and the character of the area. 12. RECOMMENDATION It is considered that the proposal is consistent with the relevant sections of the Melbourne Planning Scheme, as discussed above, and it is therefore recommended that a Notice of Decision be issued for the proposal, subject to the conditions outlined below. 13. CONDITIONS
1. Prior to the commencement of any demolition, construction or carrying out of works on the land, the Applicant must submit to the Responsible Authority three copies of plans drawn to scale generally in accordance with those received on 4 November 2010, but amended to show:
a) Deletion of the carport
These amended plans must be to the satisfaction of the Responsible Authority and when approved shall be the endorsed plans of this permit.
2. The development as shown on the endorsed plans must not be altered or
modified without the prior written consent of the Responsible Authority.
3. A schedule and samples of all external materials, colours and finishes must be submitted to the satisfaction of the Responsible Authority prior to the commencement of the development. The schedule must show the materials, colours and finishes of all external walls, roof, fascias, window frames, glazing types, doors, balustrades, fences, outbuildings and structures.
4. The paint on the building must be removed by a chemical process to the
satisfaction of the Responsible Authority.
5. Within three months of the commencement of the development, a scheme for landscaping and planting in connection with the proposed development must be submitted to the satisfaction of the Responsible Authority. The agreed scheme must incorporate water sensitive urban design features and be implemented prior to the occupation of the development, or as otherwise may be agreed with the Responsible Authority and the areas concerned must be subsequently maintained to the satisfaction of the Responsible Authority.
6. This permit will expire if one of the following circumstances applies:
The development is not commenced within two years of the date of this permit
The development is not completed within four years of the date of this permit
The Responsible Authority may extend the periods referred to if a request is made in writing before the permit expires, or within three months afterwards.
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14. DECISION The Lord Mayor, Deputy Lord Mayor and Councillors were notified of the above recommendation on 12 November 2010. On 15 November, Councillor Shanahan requested that the application be presented to the Future Melbourne Committee for further consideration. Mark Friedrichsen Planning Officer Josephine Lee Senior Planning Officer 24 November 2010
