REPORT TO SUPPORT THE APPLICATION FOR THE CONSTRUCTION OF A DWELLING AT LOT 339, 124 TAMPA ROAD, CAPE WOOLAMAI
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REPORT TO SUPPORT THE APPLICATION
FOR THE CONSTRUCTION OF A DWELLING
AT LOT 339, 124 TAMPA ROAD,
CAPE WOOLAMAI
___________________________________
Prepared by:
Applicant Pheona Van Huizen
Responsible Authority Bass Coast Shire Council
Planning Scheme Bass Coast Shire Planning Scheme
Title Lot 339, 124 Tampa Road, Cape Woolamai 3925
Vol.08410 Fol.437
Proposal Construction of a dwelling & demolition of existing dwelling
Applicant’s Representative Central Vic Planning Consultants
Attachments Appendix A: Copy of Title, plan & instruments
Appendix B: Mud Map & Planning Report
Appendix C: Site feature survey
Appendix D: Neighbourhood Description
Appendix E: Fully dimensioned plans
Appendix F: Landscape Plan
Appendix G: Bushfire Management Statement
CURRENT LAND USE The land is currently occupied with a double storey weatherboard dwelling. There is no vegetation onsite save lawn grasses. Fig 1. Existing conditions (front of dwelling looking northwest) at Lot 339, 124 Tampa Road, Cape Woolamai Fig 2. Existing conditions (looking north) at Lot 339, 124 Tampa Road, Cape Woolamai Fig 3. Existing conditions (looking east) at Lot 339, 124 Tampa Road, Cape Woolamai
Fig 4. Existing conditions (rear of dwelling looking south east) at Lot 339, 124 Tampa Road, Cape Woolamai PROPOSAL To demolish the existing dwelling and construct a 480m2 three-storey, five-bedroom dwelling plus basement and pool. The design is contemporary with a variety of materials, textures and colours incorporated into the façade. The external walls include black quartz stone, cement and Colorbond-cladding with a sloped Colorbond roof. The built form is staggered and provides visual interest to each façade. A basement will provide for parking, a workshop and storage area and there will be a pool on the ground floor. The property owner will install a pool safety barrier as per the building regulation requirements, register their pool with council and submit a certificate of compliance to council.
PLANNING REQUIREMENTS GENERAL RESIDENTIAL ZONE (GRZ1) The aims of the general residential zone are to encourage development that respects the neighbourhood character of the area and provides a diversity of housing types and moderate housing growth in locations offering good access to services and transport. The proposed development meets all guidelines associated with Clause 54 as discussed below. CLAUSE 54 – ONE DWELLING ON A LOT NEIGHBOURHOOD SITE DESCRIPTION & DESIGN RESPONSE As can be seen in the plan and the satellite image below, the proposed development sits within the residential area of Cape Woolamai within the General Residential Zone (GRZ1). The allotment is 585m2 and is adjacent to residential properties of a similar shape and size. There is no significant vegetation on the allotment and the property and its immediate surrounds are relatively flat. There is a vacant lot to the immediate east at 122 Tampa Road and a Public Conservation and Resource Zone along the western boundary. Buildings in this area range from older-style beach houses to contemporary multi-storey dwellings. Fig 2. Pattern of allotments surrounding 124 Tampa Road, Cape Woolamai Fig 3. Satellite image of properties surrounding 124 Tampa Road, Cape Woolamai
The dwelling has been architecturally designed to suit the nature of the site and the needs of the property owner. The façade and roof styles of surrounding dwellings vary greatly, as seen in the images in Appendix D, and the contemporary design of the proposed dwelling responds well to the existing neighbourhood character features of the area. There is no existing front fence. A front fence is proposed as part of the development. Design details can be found within the attached Landscape Plan. There are no easements on the property and no power poles or vegetation on the road reserve that fronts the property. Standard A1- Neighbourhood Character objective There are no neighbourhood character objectives specified in the Schedule, however the design of the proposed dwelling is similar to others in the surrounding area and responds to the features and limitations of the site. Standard A2 – Integration with the street objective The proposed dwelling is oriented to face Tampa Road, a sealed road to the south east. There is a front fence proposed which will provide the dwelling with an element of privacy, however, the new dwelling will retain good observation of the road as the fence will not be solid and the palings are of a varying height. Standard A3 – Street setback objective There is no existing building on either of the abutting allotments facing the same street, and the site is not on a corner. The proposed dwelling will have a setback of 6.8m and therefore meets the requirements of the objective. Standard A4 – Building height objective The proposed three storey dwelling will have a maximum roof height of 11m and meets the requirements of the General Residential Zone 32.08-10. Standard A5 – Site coverage objective The proposed dwelling meets the site coverage objective with site coverage of 55%, which is below the maximum of 60%. Standard A6 – Permeability objectives The site area has 67% covered by the dwelling, garage and other paved areas, leaving 33% of the site covered by pervious surfaces. This meets the permeability objective as over 20% of the site is covered in permeable surfaces. Standard A7 – Energy efficiency protection objectives Due to the position of the allotment and the design of the dwelling, it is possible for the dwelling to take excellent advantage of the northern sun. Some living areas and the private
open space will be located on the north side of the dwelling. The proposed dwelling will not
unreasonably affect the energy efficiency of adjoining lots.
Standard A8 – Significant trees objective
There is no significant vegetation onsite and none has been removed in the last 12 months.
Standard A10 – Side & rear setbacks objective
The proposal meets the side and rear setbacks objective. The following table indicates the
elevations closest to the boundaries and their setbacks:
Floor Boundary Setback Height Meets
Standard
Ground floor North east 1.2m 3.06m Yes
(side)
First floor North east 2.09m 6.12m Yes
(side)
Second floor North east 4.2m 8.55m Yes
(side)
First floor North west 2.405m 6.12m Yes
(rear)
Ground floor South west 2.04m 3.06m Yes
(side)
First floor South west 2.04m 6.12m Yes
(side)
Note that the abutting allotments to the north east and south west are vacant or crown land.
Standard A11 – Walls on boundaries objective
The landings on the first and second floors on the south west boundary have an area more
than 2 square metres. They do not abut the boundary for more than 19.6m. The adjoining land
to the south west is a Public Recreation zone and therefore no dwelling will be impacted in
this area.
Standard A12 – Daylight to existing windows objective
There is an adjoining residence to the north east of the proposed development. The proposal
allows for the required daylight to existing windows.
Standard A13 – North facing windows objective
The proposal meets the requirements of this objective.
Standard A14 – Overshadowing open space objective
The proposed new dwelling is sited to the south west of the adjoining dwelling and will not
overshadow this dwelling.
Standard A15 – Overlooking objective The proposal meets the overlooking objective as per the attached Site Plan. Standard A16 – Daylight to new windows objective All habitable windows of the proposed dwelling have a light court in excess of the requirement 3m2 and 1m clear to sky. Standard A17 – Private open space objective The proposed development has private open space of more than 80m2, most of which is to the north of the dwelling. This is easily accessible from the games room. Standard A18 – Solar access to open space objective The secluded private open space to the north of the dwelling will receive northern sunlight throughout the day. Standard A19 – Design detail objective The design of the proposed three storey dwelling is in keeping with the character of the area. Full design details are available in Appendix E and images of similarly designed properties have been provided in the Neighbourhood Description in Appendix D. Standard A20 – Front fences objective A fence is proposed to the front of the property. Using sleepers in this fence will afford a sense of privacy to the occupants, yet retain an element of openness that suits the neighbourhood character. The sleepers are of varying heights, at their maximum 1.8m. Design details can be found in the Landscape Plan. MINIMUM GARDEN AREA REQUIREMENT The proposed dwelling easily allows for more than the required minimum percentage garden area of 30%, with 246m2 (42%) of the lot available for a garden area. BUSHFIRE MANAGEMENT OVERLAY (BMO) The allotment is within a Bushfire Management Overlay. The siting of the proposed dwelling has given regard to bushfire hazard and the necessary area of defendable space required. A BAL-29 can be achieved. Overall, the proposed dwelling meets the requirements of the BMO and Clause 53.02 – Bushfire Planning requirements. Please see enclosed Bushfire Management Statement.
DESIGN AND DEVELOPMENT OVERLAY (DDO1) The purpose of this overlay is to protect views from the coast to adjacent residential areas, to protect views to the coast from adjacent residential areas, to minimise the impact of development along the coastline, to protect and enhance the visual amenity and landscape of the coastal area and to respond to the potential coastal impacts of climate change. There is no native vegetation on site that will be removed as part of this development and none has been removed in the last 12 months. The overall building height is 11m at its peak. Views from the coast are restricted by vegetation between the coast and the site. The building may be partially visible in views to the coast from surrounding dwellings and streets, however vegetation on the property to the east will obstruct most of the building from view. There is only one immediate neighbour, to the east, and that property is vacant. The proposed dwelling does not exceed the height of its immediate neighbour by more than one storey. The building bulk is responsive to the streetscape and surrounding area. The bulk has been minimised by a strongly articulated form with detailing and a variety of construction materials and natural colours. The front façade presents to the street a high quality, contemporary design containing a range of features, textures and articulation which breaks up the façade of the building. The building will be partially screened by vegetation to the east and vegetation and slope to the west. The colour of roofing materials will be Colorbond Monument, which will blend well with the surrounding natural environment, minimising visual impact and glare from the roof. The dwelling has been designed to optimise energy efficiency as much as is practicable. The front and side fences have been designed to address the need for a sense of privacy, yet retain the sense of openness that characterises the neighbourhood. The design of the dwelling has considered the Design and Siting Guidelines for Coastal Areas and Rural Hinterland (1999), and Siting and Design Guidelines for Structures on the Victorian Coast (Victorian Coastal Council, 1998). Full design details are provided in Appendix E and F. VEGETATION PROTECTION OVERLAY (VPO2) The purpose of this overlay is to protect areas of significant vegetation, ensuring that development minimises loss of vegetation, preserve existing trees and other vegetation. It seeks to recognise vegetation protection areas as locations of special significance, natural beauty and importance, to maintain and enhance habitat and habitat corridors for indigenous fauna and encourage the regeneration of native vegetation. A planning permit is required to remove, destroy or lop any vegetation specified in the schedule. The schedule specifies that a permit is required to remove destroy or lop any tree or shrub with a girth greater than 30cm or a height of 2m. There is no existing vegetation (save lawn grasses) onsite and therefore none being removed as part of this proposal. Plantings will
be undertaken to regenerate the land, provide habitat for indigenous fauna and make a contribution to the character of the community. A Landscape Plan is attached. AREAS OF ABORIGINAL CULTURAL HERITAGE SENSITIVITY This allotment is within an area of cultural heritage sensitivity as described in the Aboriginal Heritage Regulations 2007. The proposed activity is exempt from these regulations.
APPENDIX A
Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968 (Cth) and for the
purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGD
TM System. None of the State of Victoria, LANDATA REGD TM System, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the Victorian Land Registry Services
Trust ABN 83 206 746 897 accept responsibility for any subsequent release, publication or reproduction of the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Page 1 of 1
Land Act 1958
VOLUME 08410 FOLIO 437 Security no : 124089507484K
Produced 26/04/2021 02:09 PM
LAND DESCRIPTION
Lot 339 on Plan of Subdivision 053098.
PARENT TITLE Volume 00427 Folio 281
Created by instrument A972222 13/05/1963
REGISTERED PROPRIETOR
Estate Fee Simple
Sole Proprietor
PHEONA VAN HUIZEN of 12 THE SERPENTINE TECOMA VIC 3160
AJ971199E 16/10/2012
ENCUMBRANCES, CAVEATS AND NOTICES
MORTGAGE AJ971200Y 16/10/2012
WESTPAC BANKING CORPORATION
Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section
24 Subdivision Act 1988 and any other encumbrances shown or entered on the
plan or imaged folio set out under DIAGRAM LOCATION below.
DIAGRAM LOCATION
SEE LP053098 FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS
NIL
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
Street Address: 124 TAMPA ROAD CAPE WOOLAMAI VIC 3925
ADMINISTRATIVE NOTICES
NIL
eCT Control 16320Q WESTPAC BANKING CORPORATION
Effective from 23/10/2016
DOCUMENT END
Title 8410/437 Page 1 of 1Imaged Document Cover Sheet
The document following this cover sheet is an imaged document supplied by LANDATA®,
Victorian Land Registry Services.
Document Type Plan
Document Identification LP053098
Number of Pages 6
(excluding this cover sheet)
Document Assembled 26/04/2021 14:10
Copyright and disclaimer notice:
© State of Victoria. This publication is copyright. No part may be reproduced by any process except
in accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32
of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the
time and in the form obtained from the LANDATA® System. None of the State of Victoria,
LANDATA®, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the
Victorian Land Registry Services Trust ABN 83 206 746 897 accept responsibility for any
subsequent release, publication or reproduction of the information.
The document is invalid if this cover sheet is removed or altered.Imaged Document Cover Sheet
The document following this cover sheet is an imaged document supplied by LANDATA®,
Victorian Land Registry Services.
Document Type Instrument
Document Identification AJ971199E
Number of Pages 2
(excluding this cover sheet)
Document Assembled 26/04/2021 14:10
Copyright and disclaimer notice:
© State of Victoria. This publication is copyright. No part may be reproduced by any process except
in accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32
of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the
time and in the form obtained from the LANDATA® System. None of the State of Victoria,
LANDATA®, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the
Victorian Land Registry Services Trust ABN 83 206 746 897 accept responsibility for any
subsequent release, publication or reproduction of the information.
The document is invalid if this cover sheet is removed or altered.APPENDIX B
PLANNING PROPERTY REPORT
From www.planning.vic.gov.au on 15 March 2020 11:25 AM
PROPERTY DETAILS
Address: 124 TAMPA ROAD CAPE WOOLAMAI 3925
Lot and Plan Number: Lot 339 LP53098
Standard Parcel Identifier (SPI): 339\LP53098
Local Government Area (Council): BASS COAST www.basscoast.vic.gov.au
Council Property Number: 5146000500.0000
Planning Scheme: Bass Coast planning-schemes.delwp.vic.gov.au/schemes/basscoast
Directory Reference: Melway 734 A9
UTILITIES STATE ELECTORATES
Rural Water Corporation: Southern Rural Water Legislative Council: EASTERN VICTORIA
Urban Water Corporation: Westernport Water Legislative Assembly: BASS
Melbourne Water: inside drainage boundary
Power Distributor: AUSNET
Planning Zones
GENERAL RESIDENTIAL ZONE (GRZ)
GENERAL RESIDENTIAL ZONE - SCHEDULE 1 (GRZ1)
FZ - Farming GRZ - General Residential PCRZ - Public Conservation & Resource
Note: labels for zones may appear outside the actual zone - please compare the labels with the legend.
Copyright © - State Government of Victoria
Disclaimer: This content is provided for information purposes only. No claim is made as to the accuracy or authenticity of the content. The Victorian Government does not
accept any liability to any person for the information provided.
Read the full disclaimer at www.land.vic.gov.au/home/copyright-and-disclaimer
Notwithstanding this disclaimer, a vendor may rely on the information in this report for the purpose of a statement that land is in a bushfire prone area as required by
section 32C (b) of the Sale of Land 1962 (Vic).
PLANNING PROPERTY REPORT: 124 TAMPA ROAD CAPE WOOLAMAI 3925 Page 1 of 6PLANNING PROPERTY REPORT
Planning Overlays
BUSHFIRE MANAGEMENT OVERLAY (BMO)
BMO - Bushfire Management
Note: due to overlaps, some overlays may not be visible, and some colours may not match those in the legend.
DESIGN AND DEVELOPMENT OVERLAY (DDO)
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 1 (DDO1)
DDO - Design and Development
Note: due to overlaps, some overlays may not be visible, and some colours may not match those in the legend.
Copyright © - State Government of Victoria
Disclaimer: This content is provided for information purposes only. No claim is made as to the accuracy or authenticity of the content. The Victorian Government does not
accept any liability to any person for the information provided.
Read the full disclaimer at www.land.vic.gov.au/home/copyright-and-disclaimer
Notwithstanding this disclaimer, a vendor may rely on the information in this report for the purpose of a statement that land is in a bushfire prone area as required by
section 32C (b) of the Sale of Land 1962 (Vic).
PLANNING PROPERTY REPORT: 124 TAMPA ROAD CAPE WOOLAMAI 3925 Page 2 of 6PLANNING PROPERTY REPORT
Planning Overlays
VEGETATION PROTECTION OVERLAY (VPO)
VEGETATION PROTECTION OVERLAY - SCHEDULE 2 (VPO2)
VPO - Vegetation Protection
Note: due to overlaps, some overlays may not be visible, and some colours may not match those in the legend.
OTHER OVERLAYS
Other overlays in the vicinity not directly affecting this land
ENVIRONMENTAL SIGNIFICANCE OVERLAY (ESO)
SIGNIFICANT LANDSCAPE OVERLAY (SLO)
ESO - Environmental Significance SLO - Significant Landscape
Note: due to overlaps, some overlays may not be visible, and some colours may not match those in the legend.
Copyright © - State Government of Victoria
Disclaimer: This content is provided for information purposes only. No claim is made as to the accuracy or authenticity of the content. The Victorian Government does not
accept any liability to any person for the information provided.
Read the full disclaimer at www.land.vic.gov.au/home/copyright-and-disclaimer
Notwithstanding this disclaimer, a vendor may rely on the information in this report for the purpose of a statement that land is in a bushfire prone area as required by
section 32C (b) of the Sale of Land 1962 (Vic).
PLANNING PROPERTY REPORT: 124 TAMPA ROAD CAPE WOOLAMAI 3925 Page 3 of 6PLANNING PROPERTY REPORT
Areas of Aboriginal Cultural Heritage Sensitivity
All or part of this property is an 'area of cultural heritage sensitivity'.
'Areas of cultural heritage sensitivity' are defined under the Aboriginal Heritage Regulations 2018, and include registered Aboriginal
cultural heritage places and land form types that are generally regarded as more likely to contain Aboriginal cultural heritage.
Under the Aboriginal Heritage Regulations 2018, ‘areas of cultural heritage sensitivity' are one part of a two part trigger which
require a 'cultural heritage management plan' be prepared where a listed 'high impact activity' is proposed.
If a significant land use change is proposed (for example, a subdivision into 3 or more lots), a cultural heritage management plan
may be triggered. One or two dwellings, works ancillary to a dwelling, services to a dwelling, alteration of buildings and minor works
are examples of works exempt from this requirement.
Under the Aboriginal Heritage Act 2006, where a cultural heritage management plan is required, planning permits, licences and
work authorities cannot be issued unless the cultural heritage management plan has been approved for the activity.
For further information about whether a Cultural Heritage Management Plan is required go to
http://www.aav.nrms.net.au/aavQuestion1.aspx
More information, including links to both the Aboriginal Heritage Act 2006 and the Aboriginal Heritage Regulations 2018,
can also be found here - https://www.vic.gov.au/aboriginalvictoria/heritage/planning-and-heritage-management-processes.html
Aboriginal Heritage
Copyright © - State Government of Victoria
Disclaimer: This content is provided for information purposes only. No claim is made as to the accuracy or authenticity of the content. The Victorian Government does not
accept any liability to any person for the information provided.
Read the full disclaimer at www.land.vic.gov.au/home/copyright-and-disclaimer
Notwithstanding this disclaimer, a vendor may rely on the information in this report for the purpose of a statement that land is in a bushfire prone area as required by
section 32C (b) of the Sale of Land 1962 (Vic).
PLANNING PROPERTY REPORT: 124 TAMPA ROAD CAPE WOOLAMAI 3925 Page 4 of 6PLANNING PROPERTY REPORT Further Planning Information Planning scheme data last updated on 11 March 2020. A planning scheme sets out policies and requirements for the use, development and protection of land. This report provides information about the zone and overlay provisions that apply to the selected land. Information about the State and local policy, particular, general and operational provisions of the local planning scheme that may affect the use of this land can be obtained by contacting the local council or by visiting https://www.planning.vic.gov.au This report is NOT a Planning Certificate issued pursuant to Section 199 of the Planning and Environment Act 1987. It does not include information about exhibited planning scheme amendments, or zonings that may abut the land. To obtain a Planning Certificate go to Titles and Property Certificates at Landata - https://www.landata.vic.gov.au For details of surrounding properties, use this service to get the Reports for properties of interest. To view planning zones, overlay and heritage information in an interactive format visit http://mapshare.maps.vic.gov.au/vicplan For other information about planning in Victoria visit https://www.planning.vic.gov.au Copyright © - State Government of Victoria Disclaimer: This content is provided for information purposes only. No claim is made as to the accuracy or authenticity of the content. The Victorian Government does not accept any liability to any person for the information provided. Read the full disclaimer at www.land.vic.gov.au/home/copyright-and-disclaimer Notwithstanding this disclaimer, a vendor may rely on the information in this report for the purpose of a statement that land is in a bushfire prone area as required by section 32C (b) of the Sale of Land 1962 (Vic). PLANNING PROPERTY REPORT: 124 TAMPA ROAD CAPE WOOLAMAI 3925 Page 5 of 6
PLANNING PROPERTY REPORT
Designated Bushfire Prone Area
This property is in a designated bushfire prone area.
Special bushfire construction requirements apply. Planning provisions may apply.
Designated Bushfire Prone Area
Designated bushfire prone areas as determined by the Minister for Planning are in effect from 8 September 2011
and amended from time to time.
The Building Regulations 2018 through application of the Building Code of Australia, apply bushfire protection
standards for building works in designated bushfire prone areas.
Designated bushfire prone areas maps can be viewed on VicPlan at http://mapshare.maps.vic.gov.au/vicplan
or at the relevant local council.
Note: prior to 8 September 2011, the whole of Victoria was designated as bushfire prone area
for the purposes of the building control system.
Further information about the building control system and building in bushfire prone areas can be found
on the Victorian Building Authority website www.vba.vic.gov.au
Copies of the Building Act and Building Regulations are available from www.legislation.vic.gov.au
For Planning Scheme Provisions in bushfire areas visit https://www.planning.vic.gov.au
Copyright © - State Government of Victoria
Disclaimer: This content is provided for information purposes only. No claim is made as to the accuracy or authenticity of the content. The Victorian Government does not
accept any liability to any person for the information provided.
Read the full disclaimer at www.land.vic.gov.au/home/copyright-and-disclaimer
Notwithstanding this disclaimer, a vendor may rely on the information in this report for the purpose of a statement that land is in a bushfire prone area as required by
section 32C (b) of the Sale of Land 1962 (Vic).
PLANNING PROPERTY REPORT: 124 TAMPA ROAD CAPE WOOLAMAI 3925 Page 6 of 6APPENDIX C
PROJECT:
124 TAMPA ROAD CAPE WOOLAMAI
DRAWING TITLE:
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SCALE SHEET
DATE: DRAWN: CHECKED:
NOTES REV: DATE: AMENDMENT: BY: 05/05/2021 AF -
JOB No.: DRAWING No.: REV:
A - KG A
COPYRIGHT OF DESIGN SHOWN HERE IS RETAINED AND AUTHORITY FOR ANY REPRODUCTION. IF IN DOUBT ASK.
FOLLOW WRITTEN DIMENSIONS ONLY. DO NOT SCALE OFF. DO NOT KEEP SUPERECDED DRAWINGS ON SITE. SURVEY CONNECT PTY LTD ANGUS@SURVEYCONNECT.COM.AU 0457 526 487APPENDIX D
APPENDIX E
124 Tampa Road – External Finishes ST1 - Black Quartz Stack Stone Wall Cladding. To lower walls around entry, laundry, drying room and games room inc around W0.07-W0.10 https://slatediscounts.com.au/stacked-stone-3D-6.php CC1 – James Hardie Matrix Fibre Cement Cladding or similar in Dulux ‘Terrace White’ To first floor walls. Horizontal brick pattern with 10mm express joint Using a 890 sheet at the bottom and 1190 sheets for the two rows above Similar to example below but laid horizontally instead of vertically https://www.jameshardie.com.au/productrange/categories/cladding/scyon-matrix-cladding CB1 – Stramit Sharpline Colorbond Ultra or similar in Colorbond ‘Monument’ To second floor walls https://www.stramit.com.au/products/roofing-and-wall-cladding/sharpline-architectural-cladding/ TL1 – DecoClad Shadowline aluminium timber look cladding in ‘Ebony’ Eave linings to all levels https://www.decorativeimaging.com.au/building-products/decoclad/ TX1 – Texture Paint over blockwork or Dincel in Dulux ‘Domino’ Boundary wall facing beach under balcony off Parents Lounge https://www.dulux.com.au/colour/greys/popular WF1 – Window frames to be powder coated to match Colorbond ‘Monument’
124 Tampa Road, Cape Woolamai
11.300m
4.700m 0.800m 2.400m 11.300m 2.400m
2.600m
RSD Elevated Garden
Bed Foyer FFL
14.200m Grass
Path to Front Door Grade 1:45 Soffit of
14.000m
Tampa 13.825m 400mm of soil Basement Underside of
Road Invert Ceiling Band Beams to
13.525m
13.300m 13.400m Basement
13.100m
Band Beam to be
designed with chamfer
to allow 2.7m clearance Clearance to
Basement
2.700m
10.700m
Gutter
Property Boundary
10.400m
Basement Floor
Basement Section showing vehicle clearances and pavement grades to comply with AS/NZS 2890.1:2004124 Tampa Road, Cape Woolamai
Property Boundary 38.405m
Property Boundary 15.240m
CP - 2
5.5m x 3.0m
CP - 3
5.5m x 3.0m
3.0 m wide
Driveway 1 CP - 4
RL : 0.00m
RL : - 0.25m
1:8 1:4 5.5m x 3.0m
1.0m
Scale: 5.0m
Basement Turning Circle 1 - Rev 6
Based on 5.8m radius turn as per Figure B5 for B85
Vehicle Turn Template from AS/NZS 2890.1:2004
11.300m
4.700m 0.800m 2.400m 11.300m 2.400m
2.600m
RSD Elevated Garden
Bed Foyer FFL
14.200m Grass
Path to Front Door Grade 1:45 Soffit of
14.000m
Tampa Road 13.825m 400mm of soil Basement
Invert Ceiling
13.525m
13.300m 13.400m
Band Beam to be designed
with chamfer to allow 2.7m
clearance Clearance to
Basement
2.700m
10.700m
Tampa Road Gutter
Property Boundary
10.400m
Basement Floor
Basement Section showing vehicle clearances and pavement grades to comply with AS/NZS 2890.1:2004124 Tampa Road, Cape Woolamai
Property Boundary 38.405m
CP - 1
Property Boundary 15.240m
5.5m x 3.0m
CP - 3
5.5m x 3.0m
3.0 m wide
Driveway 1 CP - 4
RL : 0.00m
RL : - 0.25m
1:8 1:4 5.5m x 3.0m
1.0m
Scale: 5.0m
Basement Turning Circle 2 - Rev 6
Based on 5.8m radius turn as per Figure B5 for B85
Vehicle Turn Template from AS/NZS 2890.1:2004
11.300m
4.700m 0.800m 2.400m 11.300m 2.400m
2.600m
RSD Elevated Garden
Bed Foyer FFL
14.200m Grass
Path to Front Door Grade 1:45 Soffit of
14.000m
Tampa Road 13.825m 400mm of soil Basement
Invert Ceiling
13.525m
13.300m 13.400m
Band Beam to be designed
with chamfer to allow 2.7m
clearance Clearance to
Basement
2.700m
10.700m
Tampa Road Gutter
Property Boundary
10.400m
Basement Floor
Basement Section showing vehicle clearances and pavement grades to comply with AS/NZS 2890.1:2004124 Tampa Road, Cape Woolamai
Property Boundary 38.405m
CP - 1 CP - 2
Property Boundary 15.240m
5.5m x 3.0m 5.5m x 3.0m
2
3
3.0 m wide CP - 4
Driveway
RL : 0.00m
5.5m x 3.0m
RL : - 0.25m
1:8 1:4
1
1.0m
Scale: 5.0m
Basement Turning Circle 3 - Rev 6
Based on 5.8m radius turn as per Figure B5 for B85
Vehicle Turn Template from AS/NZS 2890.1:2004
11.300m
4.700m 0.800m 2.400m 11.300m 2.400m
2.600m
RSD Elevated Garden
Bed Foyer FFL
14.200m Grass
Path to Front Door Grade 1:45 Soffit of
14.000m
Tampa Road 13.825m 400mm of soil Basement
Invert Ceiling
13.525m
13.300m 13.400m
Band Beam to be designed
with chamfer to allow 2.7m
clearance Clearance to
Basement
2.700m
10.700m
Tampa Road Gutter
Property Boundary
10.400m
Basement Floor
Basement Section showing vehicle clearances and pavement grades to comply with AS/NZS 2890.1:2004124 Tampa Road, Cape Woolamai
Property Boundary 38.405m
CP - 1 CP - 2
Property Boundary 15.240m
5.5m x 3.0m 5.5m x 3.0m
1
CP - 3
5.5m x 3.0m
3.0 m wide
Driveway
RL : 0.00m
RL : - 0.25m
1:8 1:4
1.0m
Scale: 5.0m
Basement Turning Circle 4 - Rev 6
Based on 5.8m radius turn as per Figure B5 for B85
Vehicle Turn Template from AS/NZS 2890.1:2004
11.300m
4.700m 0.800m 2.400m 11.300m 2.400m
2.600m
RSD Elevated Garden
Bed Foyer FFL
14.200m Grass
Path to Front Door Grade 1:45 Soffit of
14.000m
Tampa Road 13.825m 400mm of soil Basement
Invert Ceiling
13.525m
13.300m 13.400m
Band Beam to be designed
with chamfer to allow 2.7m
clearance Clearance to
Basement
2.700m
10.700m
Tampa Road Gutter
Property Boundary
10.400m
Basement Floor
Basement Section showing vehicle clearances and pavement grades to comply with AS/NZS 2890.1:2004APPENDIX F
124 Tampa Road, Cape Woolamai - Landscaping Plan - Rev 6
Property Boundary 38.405m Fence Type 2 x 21m
2 3 3
2 2
Basement Pool Shed
Walls Blockwork walls
Lap Pool to be painted in
Dulux Domino
Property Boundary 15.240m
3 1
Pool
3
FFL : 14.180m Fire
Pit
2
Shallow Entry
Recessed Seating
100mm - 1.0m Spa
Decking
Skylight 0.03
3 Log Seating
2a
3 1 FFL : 14.180m
Outdoor 3
Shower
3
2 3
Down
Outdoor
Skylight 0.02
Dining
FFL : 14.200m 2
3 3 3 3 3 3 3 3
Back Yard
Existing paling
fence to remain
GL : 14.000m
3 2
3
Elevated Garden
Driveway to Bed over
1:8 1:4 Basement 3 Basement Car
2.7m clearance
Park Entry
3
2a Skylight
2 0.01
3 Basement 1a
Existing paling
Walls
fence to remain
Garden
2 Bins Shed 2 2
3 3 3 3 3 3 3 3
Legend - 30th May 2021
1 - Allocasuarina littoralis x 2 to front yard
Concrete Driveway Pavement Recucled PVC Timber Decking Random Bluestone Pavers 1 / 1a
1a - Melaleuca ericifolia x 1 to back yard
500 x 500 Bluestone or Existing pailing fences to be 2 - Acacia sophorae x 10 in total
Pool 2 / 2a
Similar Pavers retained to NW & NE boundaries 2a - Polyscias sambucifolia x 2 to back yard
Cypruss 200 x 75 vertical sleeper Mixture of Tetratheca ciliata, Pultenaea gunnii, Correa alba and Goodena ovata
Granitic Sand Path Ground Floor Rooms 3
fence, random ave. height 1.8m Exact numbers and positions of each species TBC. 27 no. minimum as shown.
Lawn / Grassed area Skylights to Basement Brush Fenching with Cypruss
Blechnum minus
Posts and top rail at 2.1m
Garden Beds with euca mulch. Walls to house as per drawings,
Sheds Polysticherum proliferum
Refer Note 3 blockwork walls to Pool Shed
Notes :
1 - All planting selected from the Coastal and Coastal Plains Complex planting zones of the Bass Coast Shire publication 'Indigeneous Plants of Bass Coast Shire'
2 - Automatic drip feed watering system to be feed from 35,000lt rain water tank
3 - Garden beds to incorporate various smaller plants from the 'Grasses / Sedges / Rushes' and 'Herbs / Lillies / Orchides' sections of the Bass Coast Shire publication 'Indigeneous Plants of Bass Coast Shire'
4 - Garden beds and lawns located over the basement slab to have waterproof membrane, drainage cell and 400mm depth of soilAPPENDIX G
Bushfire Management Statement
for Lot 339, 124 Tampa Road, Cape
Woolamai
Construction of a dwelling in a
Bushfire Management Overlay
Prepared by:
PREPARED FOR:
Client: Pheona Van Huizen
Address: PO Box 668, Belgrave VIC 3160
Version 1 11th May 2021PROPOSAL
What is proposed? Construction of a five bedroom dwelling
SITE DESCRIPTION
The shape of the site is: Rectangular
The dimensions of the site are: 15.24m – 38.405m – 15.24m – 38.405m
The site has a total area of: 585m2
The zoning of the site is: General Residential Zone (GRZ1)
The overlays that apply to this site are: Bushfire Management Overlay (BMO)
Design and Development Overlay
(DDO1)
Vegetation Protection Overlay (VPO2)
Aboriginal Cultural Heritage Sensitivity
The current use of the site is: Occupied
The buildings or works located on the site Existing dwelling
are:
The main vehicle access to the site is Access is from Tampa Road to the
provided from: southeast of the site.
Roads and access within the site are Tampa Road is a sealed road.
currently constructed from the following
materials:
Describe the vegetation on the site The vegetation on site is cultivated
including the type, location, extent and gardens with lawn grass. There is no dead
any other relevant information: and decaying matter on the site. There are
no trees or shrubs.
Describe other features and constraints on Not applicable.
the site that may be relevant to bushfire
hazard and which may influence future
use and development of the site:LOCATION AND
SURROUNDS
Describe the land and existing Vegetation on the allotment is considered
land uses in all directions around cultivated gardens.
the subject land:
The allotment is located in a General Residential
Zone in the coastal township of Cape Woolamai,
Phillip Island. It is 14.5km south of Cowes and
6.1km west of San Remo.
This General Residential Zone area is largely
residential with dwellings and cultivated gardens.
There are a small number of vacant but well-
maintained lots and areas of coastal vegetation,
particularly to the southeast in the Phillip Island
Nature Park. The allotment itself and the
surrounding area is generally flat, with
downslopes to the shoreline from the residential
area.
NORTH
Neighbouring allotments to the north are
considered cultivated gardens and are exempt
from classification. Approximately 115m north of
the site is the south boundary of the Phillip Island
Airport. This area contains modified vegetation.
WEST
Land abutting the allotment to the west is a reserve
within a Public Conservation and Resource Zone.
The vegetation within this area is deemed to be
modified: some areas have been recently mowed,
there are unmade walking tracks and there is an
area that has been recently planted with a handful
of saplings. This vegetation extends approximately
90m west to an unnamed sealed road and then
continues approximately 46m on a downslope to
the beach.
SOUTH
Tampa Road sits directly south of the allotment.
Dwellings with cultivated gardens continue for
around 90m along Beresford Road to the south
east, with a Public Conservation and Resource
Zone to the south. This area of modified
vegetation is similar to that to the west of the
dwelling, described above, extending around
220m south to the beach.EAST
Vegetation to the east is cultivated gardens for
approximately 1.5km to the eastern shoreline of
Phillip Island, however there are small areas of the
Woolamai Park that lie within this area.
Describe the infrastructure and The allotment is accessed from Tampa Road,
constraints on the site and in the which is a sealed road. There is access to
surrounding area (where reticulated electricity, water, sewerage and
relevant) including the roads, telecommunications.
town water and power supply to
the site:
Describe the surrounding The land immediately surrounding the allotment is
landscape: flat with a downslope to the shoreline along the
coast. The surrounding vegetation is largely
cultivated gardens, low-threat (due to moisture
content) and modified vegetation.
The proposed house site has been assessed using
the bushfire hazard assessment and found to be a
BAL 29, based upon the proximity of modified
vegetation to the western boundary and to the
north and south of the site. Please refer to the
assessment table in Appendix D.
Are there any other features or Fire Authorities have assessed the area
characteristics in the area surrounding the site as having a VERY HIGH
relevant to bushfire hazard? bushfire risk in accordance with the Victorian Fire
Risk Register
(https://www.members.cfa.vic.gov.au/mycfa/Show
?pageId=publicDisplayDoc&docId=019389).
It is thought that there have been no bushfires on
Phillip Island since the 1920s. The nearby Phillip
Island Nature Park’s fire operations plan can be
found here which documents fuel reduction
strategies for the 2021-3 period:
https://www.penguins.org.au/assets/Conservation/
Environment/PDF/PINP-Fire-Operations-Plan-
2021-2023.doc.pdfBUSHFIRE MANAGEMENT STATEMENT
REQUIREMENT RESPONSE/COMMENTS
53.02-3 Dwellings in existing
settlements
To specify bushfire design and
construction measures for a single
dwelling or alteration and extension
to an existing dwelling that reduces
the risk to life and property to an
acceptable level.
Approved Measure 1.1
þ Meets Approved Measure
A building is sited to ensure the site þ Meets Standard
best achieves the following: Meets standard in part
Does not comply
• The maximum separation
distance between the building The modified vegetation to the immediate
and the bushfire hazard. west and 27m south of the dwelling will be
• The building is in close maintained as per the Phillip Island Nature
proximity to a public road. Park’s fire operations plan. Defendable
• Access can be provided to the space for the dwelling will extend to the
building for emergency property boundaries in all directions.
service vehicles.
The building will be in close proximity to a
public road.
Emergency vehicles will be able to access
the property using the proposed all weather
access.
Approved Measure 1.2
þ Meets Approved Measure
A building provides the defendable þ Meets Mandatory Standard
space in accordance with Column A, Does not comply
B, C, D or E of Table 6 to Clause
53.02-5. Adjoining land may be The siting of the proposed dwelling has
included as defendable space where considered bushfire hazard and the
there is a reasonable assurance that necessary area of defendable space required
the land will remain or continue to be and is positioned close to the access way.
managed in that condition as part of
the defendable space. The vegetation to the west and south of the
allotment is classed as modified vegetation
A building is constructed to the as defined for the Bushfire Site Assessment
bushfire attack level: and Table 1 of Clause 53.02-5. The process
set out by the CFA Fire Service Guideline:
Assessing Vegetation was used to support
this determination.- That corresponds to the defendable
space provided in accordance with The proposed dwelling will be constructed
Table 1 to Clause 53.02-5, or to a BAL -29 and will provide defendable
space to the boundaries in all directions.
- The next lower bushfire attack level
that corresponds to the defendable The site will be maintained to comply with
space provided in accordance with the defendable space requirements:
Table 1 to Clause 53.02-5 where all
of the following apply: 1. Grass will be short cropped and
maintained during the declared fire danger
§ A private bushfire shelter (a period.
Class 10c building within the 2. All leaves and vegetation debris will be
meaning of the Building removed at regular intervals during the
Regulations 2006) is declared fire danger period.
constructed on the same land 3. Within 10 metres of a building,
as the dwelling. flammable objects will not be located close
§ A minimum bushfire attack to the vulnerable parts of the building.
level of BAL 12.5 is provided 4. Plants greater than 10cm in height will
in all circumstances. not be placed within 3m of a window or
glass feature of a building.
5. Shrubs will not be located under the
canopy of trees.
6. Individual and clumps of shrubs will not
exceed 5m2 in area and must be separated
by at least 5m.
7. Trees will not overhang or touch
elements of the building.
8. The canopy of trees will be separated by
at least 5m.
9. There will be a clearance of at least 2m
between the lowest tree branches and
ground level.
Approved measure 1.3
A building is provided with: þ Meets Approved Measure
þ Meets Mandatory Standard
§ A static water supply for fire Does not comply
fighting and property
protection purposes specified As there is a fire hydrant within 120m of
in Table 4 to Clause 53.02-5. the rear of the proposed dwelling, there are
The water supply may be in no access or fire authority fittings required.
the same tank as other water 5,000 litres will be available solely for fire
supplies provided that a fighting purposes.
separate outlet is reserved for
fire fighting water supplies.
§ Vehicle access that is
designed and constructed as
specified in Table 5 to Clause
53.02-5.OTHER RELEVANT PLANNING PROVISIONS The State Planning Policy Framework (SPPF) provides the broad framework for bushfire protection policy and provisions in the planning scheme. This includes policy seeking to ‘assist to strengthen community resilience to bushfire’. The proposal has been designed having regard to the overarching policy objectives of the SPPF. However, Clause 13.02-1 requires that consideration to protection of human life is prioritised above all other planning considerations. In particular, directing population growth and development to low risk locations and ensuring the availability of, and safe access to, areas where human life can be better protected from the effects of bushfire. This proposal has been prepared having regard for this over-arching policy. The bushfire hazard landscape assessment, the bushfire hazard site assessment and the bushfire management statement within this report meet the objectives of Clause 53.02. The proposed measures can be practically implemented and maintained with the ongoing proposed use of the land. The risk arising from the broader landscape is assessed as being HIGH but can be mitigated to an acceptable level through the management of defendable space and appropriate construction controls. Council’s Municipal Strategic Statement (MSS) identifies particular bushfire risk areas in the municipality and outlines the Council’s strategy for fire protection and fire risk management. Clause 44.06 - Bushfire Management Overlay (BMO) has been applied to identify areas of bushfire hazard, including the subject land and surrounds. No local policy applies. This Bushfire Management Statement has been prepared to respond to the requirements of the BMO, and Clause 53.02 - Bushfire Planning. Clause 65 – Decision Guidelines requires that before deciding on an application or approval of a plan, the responsible authority must consider, among other things, whether the proposal will ‘produce acceptable outcomes’ in relation to the degree of fire hazard associated with the location of the land and the use, development or management of the land so as to minimise any such hazard. This Bushfire Management Statement has made an assessment of fire hazard, resulting in a design response, which is responsive to the opportunities and constraints presented by the site and its surrounds. CONCLUSION A BAL of 29 can be achieved on this allotment. The siting of the dwelling has given regard to bushfire hazard and the necessary area of defendable space required. The allotment must be managed to the defendable space requirements as per the Bushfire Management Plan. Overall, the proposed dwelling meets the requirements of the BMO and Clause 53.02 – Bushfire Planning requirements.
Appendix A – Bushfire Hazard Assessment
Appendix B – Detailed plans of proposal
Appendix C – BAL assessment
Bushfire Attack Level Assessment
Fire danger index
FDI 50
FDI 100 ✔
Vegetation Assessment within 150m of building
Vegetation
North South East West
Classification
Group A Tall open forest Tall open forest Tall open forest Tall open forest
Forest & type Tall woodland Tall woodland Tall woodland Tall woodland
Open forest Open forest Open forest Open forest
Low open forest Low open forest Low open forest Low open forest
Pine plantation Pine plantation Pine plantation Pine plantation
Group B Woodland Woodland Woodland Woodland
Woodland & type Open woodland Open woodland Open woodland Open woodland
Low woodland Low woodland Low woodland Low woodland
Low open woodland Low open woodland Low open woodland Low open woodland
Open shrubland Open shrubland Open shrubland Open shrubland
Group C Closed Heath Closed Heath Closed Heath Closed Heath
Shrubland & type Open heath Open heath Open heath Open heath
Low shrubland Low shrubland Low shrubland Low shrubland
Group D Closed scrub Closed scrub Closed scrub Closed scrub
Scrub & type Open scrub Open scrub Open scrub Open scrub
Group E Tall shrubland Tall shrubland Tall shrubland Tall shrubland
Mallee/mulga
Group F Tall closed forest Tall closed forest Tall closed forest Tall closed forest
Rainforest & type Closed forest Closed forest Closed forest Closed forest
Low closed forest Low closed forest Low closed forest Low closed forest
Group G Low open shrubland Low open shrubland Low open shrubland Low open shrubland
Grassland Hummock grassland Hummock grassland Hummock grassland Hummock grassland
Closed tussock grassland Closed tussock grassland Closed tussock grassland Closed tussock grassland
Tussock grassland Tussock grassland Tussock grassland Tussock grassland
Open Tussock Open Tussock Open Tussock Open Tussock
Sparse open tussock Sparse open tussock Sparse open tussock Sparse open tussock
Dense sown pasture Dense sown pasture Dense sown pasture Dense sown pasture
Sown pasture Sown pasture Sown pasture Sown pasture
Open herbfield Open herbfield Open herbfield Open herbfield
Sparse open herbfield Sparse open herbfield Sparse open herbfield Sparse open herbfield
Tussock moorland Tussock moorland Tussock moorland Tussock moorland
Modified vegetation
BAL 29 ✔ ✔ ✔
Exclusions
North South East West
Clause 2.2.3.2 Cultivated gardens Cultivated gardens Cultivated gardens Cultivated gardens
Distance from classified vegetation
North South East West
Distance
115m 27m 1m
Effective slope under the classified vegetation
Effective slope North South East West
Upslope/0° ✔ Upslope/0° ✔ Upslope/0° ✔ Upslope/0°
Downslope >0° to 5° Downslope >0° to 5° Downslope >0° to 5° Downslope >0° to 5°
Downslope >5° to 10° Downslope >5° to 10° Downslope >5° to 10° Downslope >5° to 10°
Downslope >10° to 15° Downslope >10° to 15° Downslope >10° to 15° Downslope >10° to 15° ✔
Downslope >15° to 20° Downslope >15° to 20° Downslope >15° to 20° Downslope >15° to 20°
BAL: 29
Defendable space To property boundaries
BAL calculated using AS3959-2018 Table 2.4.2 and planning maps from
land.vic.gov.au. Defendable space calculated using planning scheme document 53.02-
5 Table 1.Appendix D – Site Photos Looking North across the proposed house site Looking South from the proposed house site
Looking East from the proposed house site Looking West from the proposed house site
Modified vegetation to the west of the house site (looking north west from Tampa Road) Modified vegetation to the west of the house site (looking north from Tampa Road)
Modified vegetation to the west of the house site (looking south east from Lantana Road towards Tampa Road)
Appendix E – Bushfire Management Plan
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