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34 Mcrae Drive, Dalyston, Lot 1 on TP 545826

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34 Mcrae Drive, Dalyston, Lot 1 on TP 545826 Ian and Joy Brown 3 Danube Close Skye 3977 Victoria Attention: Planning Department Bass Coast Shire Council PO Box 118 Wonthaggi 3995 Victoria Re: Objection to “notice of application for planning permit. Reference number 200020” 34 McRae Drive, Dalyston, Lot 1 on TP 545826 Our objection is based on: - Future precedent and inappropriate intensification of the estate - The effect it will have on the consistency of style and build form of the estate. - The unknown - How do we know the development is going to be appropriate for the estate and our future home? - Not maintaining the “village character of Dalyston” - Blatant disregard for Shire adopted strategies and discussion papers. For us, the primary reason for our purchase was an affordable block (36 McCrae Drive/Lot 44) in a rural setting, with easy access to the beautiful Bass Coast and the services of Wonthaggi township. We purchased the parcel understandably knowing it was smaller residential block. We did not ever assume that the already small parcel next door was going to get divided to two approximately 308m2 size parcels. The intensification of the property is inappropriate, and we see it as impossible for the future developments to meet an appropriate level, and comparable built form to other developments in Stage 5. As stated in the Dalyston structure plan 2018 “The development of Dalyston has been largely influenced by its rural setting, which offers the town a village-like character”. Any future development on this property, if subdivided, will see houses fence to fence making it impossible to retain the existing character of the township. As stated in the applicant’s proposal, the allotment is located within Stage 5 of the Cloverdale Estate that has recently completed construction. The surrounding estate development has seen the construction of new dwellings. Only one allotment in Stage 2 has seen approval to create lots of a comparable size to the proposed subdivision- this being inconsistent with current construction in all other stages of the estate. Comment [HB1]: I think I have moved this sentence around too much and I Other councils (for example the Mornington Peninsula Shire) require the applicant to also submit don’t know what it said now… plans associated with a development. This is to ensure that the community is aware of the proposed development and can adequately comment. As this is only a subdivision application, the Shire, the community, and the ones it directly impacted on (us) cannot adequately assess the impact this proposal will have on our future family home, as no development plans have been submitted. Bass Coast Shire’s Existing strategies and visions The below extracts have been sourced from documents of the Shire’s website. All of the Shire’s policy framework, vision for the area and strategies do not support small parcels of (presumed) townhouse/unit housing densities, as this cannot meet the village character of the area, or service the community’s needs. Extracts of strategies have been documented below. Clause 21.09-6 of the Bass Coast Planning Scheme outlines the following strategies for Dalyston: - Retain the existing township character. - Encourage infill development. - Protect and enhance the village character of Dalyston. - Maintain Dalyston as a small residential community - Encourage high quality residential subdivisions that are responsive to the opportunities and constraints of a site and character of the area. The newly formed Cloverdale Estate currently meets the above planning scheme. If this subdivision is approved, it will start a precedent that does not align with the strategies within the Bass Coast Shires vision for the area. It also states that “The estate is a Low-Density Residential Zone”. Subdividing a new estate goes against the community’s expectations and demand. We assume this estate would have been approved by councillors and, would have met strict planning requirements at the time of planning. Clause 21.02 Settlement 21.02-2 Housing Objective To increase housing densities and the consolidation of urban areas in appropriate locations and restrict increased housing densities and the consolidation of urban areas in inappropriate locations. - “Relevant Strategies Discourage increased housing densities in Cape Paterson, Dalyston, Kilcunda….. Ensure that any development is consistent with the prevailing character of the area and is only located in areas where there is adequate infrastructure and community services.” Without repeating the sentence, it clearly states that increase density in Dalyston should be discouraged. In Clause 21.02 it further provides appropriate densities of house block sizes and their proximity to the main commercial activity centre. The proposed subdivided land of two 308m2 parcels clearly does not meet this, furthering the case that this subdivision is inappropriate for the location. The Shire only “encourages higher density residential development on the periphery of the CBD”. Clause 21.05 Landscape and Built form Clause 21.05-5 New Urban Subdivision To encourage new residential subdivision estates to integrate with the existing community. - Relevant Strategies Ensure new residential subdivision estates recognise the surrounding context and township character. Ensure that new subdivisions maintain and enhance traditional street patterns of the locality. We, and I am sure the Dalyston community do not want to see streets of presumed townhouses, towing over our “high standard of architecture” (Dalyston Issues and Discussion paper April 2018, Page 39) houses. Town houses in Dalyston cannot integrate into the existing community. 21.05-6 Landscape Architecture - Relevant Strategies Respect and maintain the garden or landscape character of an area. It would be nearly impossible to be able to fulfill this clause. We can only presume that the future developments will have a large build form setting on the tiny 308m2 parcels. Their will be very little to no “garden” having detrimental effects on the overall village feel and potential biodiversity values of the estate. Clause 21.09 Low growth regional centre - Policy direction- Encourage a mix of densities to accommodate population growth without compromising the village character; - Protect and enhance the village character of Dalyston. While we understand the need for appropriate development to meet the needs of population growth in Dalyston. We believe the Cloverdale estate fills this requirement as is. Allowing further subdivisions within the Estate will “compromises the village character”. 2.4 Shaping a Better Bass Coast Shire Council Plan 2017-21 “Bass Coast is one of the fastest growing municipalities in regional Victoria that offers a unique and affordable lifestyle in beautiful natural surrounds”. This statement made in the Shire’s report acknowledges an “affordable lifestyle” so the need to subdivide a newly developed estate would appear to be counter to the intent of the original estate. In response to specifics of the proposal The below has been sourced from the applicants planning application in section 5; their “analysis against the objectives of Clause 56”. Please see our comments to the right. OBJECTIVE DESIGN RESPONSE OUR COMMENTS 56.03-5 Neighbourhood Character Objective To design subdivisions It is considered that the It is unrealistic to think that two blocks of that respond to proposed subdivision design 308m2 can be incorporated and ‘blend’ neighbourhood has appropriate regard for into this estate, and to claim that character Standard C6 the existing neighbourhood proposed subdivision design has Subdivision should: character. A two (2) lot appropriate regard for the existing .Respect the existing subdivision has been neighbourhood character is a claim that neighbourhood approved on an allotment cannot be supported. There are no character or achieve a created in Stage 2 of this building proposals for units or preferred development to create lots of townhouses to consider. neighbourhood a similar size to those character consistent proposed in this application Addressing the previous subdivision- we with any relevant 56 believe this is extremely inappropriate neighbourhood and other community members have character objective, failed to notice and object. This is very policy or statement set easy to do when the estate is still in out in this development and has very few scheme..Respond to permanent residences at the time. I am and integrate with the sure given the opportunity the community surrounding urban would be against such development. environment..Protect significant vegetation and site features. 56.04-2 Lot area and building envelopes objective To provide lot with The proposed new The assertion that a block of this size can areas and dimensions allotments have adequate meet these requirements is a stretch, as that enable the space for this requirement. a reference I checked several sites – appropriate siting and below is one example that indicates construction of a properties of this size would not meet dwelling, solar access, these criteria (in particular private open private open space, space) : vehicle access and https://www.australianhousedesigns.com. parking, water au/collections/200-300m2 management, easements and the Once again, as this is only a subdivision retention of significant application we cannot adequately assess vegetation and site the build form of the future developments, features and neither can the Shire. Conclusion As this is a subdivision application- not a building application the build form cannot be adequately assessed without seeing the entire development plan, this cannot tell us how this subdivision will adversely affect the amenity on our property. The proposal is inconstant with the Bass Coast Shire’s overall vision and we failed to find a strategy that supports this type of subdivision in Dalyston. The thought of setting a prescient of (presumed) townhouses in the estate is disappointing and contradicts why we purchased our block. We hoped to build a family home and enjoy the wonders of the Bass Coast and all it has to offer- not be bombarded with hard surfaces, parked cars on streets and a population boom.
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