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CITY OF VINCENT DEVELOPMENT APPLICATION

Lot 57 (No. 124) Richmond Street, Leederville

February 2014

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DOCUMENT CONTROL

Author: J Morskate Date Created: 3 February 2014

Project Number: 2013772

Project Name: Lot 57 Richmond Street – DA Report

REVISION TABLE

Revision Date Purpose v.1 11/11/2013 Client Review v.2 03/02/2014 DAC Minutes Update v.3 21/08/2014 Modification to Plans (following meeting with CoV 08/14)

COPYRIGHT

This document remains the property of MPPM – Morskate Planning and Project Management. The document may only be used for the purpose for which it is commissioned. Use of this document in any other form is prohibited.

MORSKATE PLANNING & PROJECT MANAGEMENT PH: 0423276899 EMAIL: [email protected]

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CONTENTS 1.0 Introduction 1.1 Background 1.2 Land Use 1.3 Utilities and Services

2.0 Proposed Development

3.0 Planning Context 3.1 City of Vincent Town Planning Scheme No. 1 3.2 City of Vincent Policy No. 3.1.3 – Leederville Precinct 3.3 City of Vincent Policy No. 4.2.13 Design Advisory Committee 3.4 City of Vincent Policy No. 3.4.8 – Design Guidelines for Multiple Dwellings 3.5 SPP 3.1 – Residential Design Codes of 3.6 Response to City of Vincent Assessment and Summary of Submissions – Aug 2014

3.7 WAPC State Planning Policy No. 3 – Urban Growth and Settlement 3.8 WAPC Directions 2031 – Spatial Framework for and

4.0 Conclusion

FIGURES Figure 1: Scheme Map Figure 2: Location Plan

APPENDICES Appendix 1: Development Plans

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1.0 INTRODUCTION Morskate Planning and Project Management (MPPM) has been engaged by Perth Residential Developments to prepare a development application for a proposed multiple dwelling development at Lot 57 (No. 124) Richmond Street, Leederville (the site). The proposed development is consistent with the City’s Local Planning Scheme and Policy framework, specifically addressing the urban design provisions and expectations of the City in respect to development within the Leederville Precinct.

This Development Application also addresses the mandatory requirements of the Design Advisory Committee (DAC) dated 4 December 2014.

As detailed in this submission, the proposal meets the desired urban design outcome and is consistent with the statutory framework of the City and State. It is therefore respectfully requested that the City approve the proposal in the context of the intended urban design outcomes which will be achieved through development of the site.

1.1 Background

The site is currently zoned Residential R60 pursuant to City of Vincent Town Planning Scheme No. 1, identified as Lot 57 (House No. 124) Richmond Street, Leederville (Figure 2 – Location Plan), owned by Mr TJ Vlahos and is contained in Certificate of Title Vol. 1263 Fol. 325.

The subject site has an area of 443m² with direct frontage to Richmond Street. The site is in close proximity to public transport, educational facilities and the Oxford Street Precinct.

Figure 1 – Scheme Extract (City of Vincent) ITEM 9.1.5 Attachment 003

Figure 2 – Location Plan (City of Vincent)

1.2 Land Use

The subject site contains an existing dwelling and associated ancillary buildings. Land uses surrounding the subject site are medium to high density single residential, grouped and multiple dwelling development. With land uses in a broader context including established public open space, commercial precinct, public transport and educational facilities.

1.3 Utilities and Services

The subject site is currently serviced by reticulated water and sewerage, electricity and telecommunications. On-site retention of stormwater is the current method of drainage management.

2.0 PROPOSED DEVELOPMENT

The proposed development will involve the demolition of the existing residential dwelling and ancillary structures to facilitate the development of 4 multiple dwellings in accordance with the adopted planning framework, inclusive of 5 vehicle parking bays (including visitors parking); bicycle parking facilities; storage and an appropriate balance of development and open space.

The proposal does not seek any variation to the established statutory or adopted policy framework of the City, including the Residential Design Codes of Western Australia.

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3.0 PLANNING CONTEXT

3.1 City of Vincent Town Planning Scheme No. 1

The subject site is currently zoned Residential R60 pursuant to the Scheme. As detailed in Clause 6 of the Scheme the general objectives relevant to this proposal are:

(a) to cater for the diversity of demands, interests and lifestyles by facilitating and encouraging the provision of a wide range of choices in housing, business, employment, education, leisure, transport and access opportunities;

(b) to protect and enhance the health, safety and general welfare of the Town’s inhabitants and the social, physical and cultural environment;

(d) to promote the development of a sense of local community and recognise the right of the community to participate in the evolution of localities;

(h) to ensure planning at the local level is consistent with the Metropolitan Region Scheme.”

The proposal is consistent with the general objectives and intent of the Scheme in the provision of a wider choice of residential housing, meeting the needs of the current and future community, maintaining and promoting a high level of amenity in a sustainable manner. The landowner as a member of the community is also actively engaging in the evolution of the locality, consistent with 6(d) of the Scheme.

3.2 City of Vincent Policy No. 3.1.3 – Leederville Precinct The following outlines the general design provisions associated with residential development within the Leederville Precinct and how the proposed development is consistent with these provisions:

“i) Height: Buildings with two storeys (including loft) are strongly encouraged. A third storey (including loft) can be considered, provided that the amenity of the adjacent residential area is protected in terms of privacy, scale and bulk.”

The development maintains a two storey height across the development consistent with the provision.

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“ii) Setbacks: Buildings are to be setback from the street alignment such distance as is generally consistent with the building setback on adjacent land and in the immediate locality, and buildings are not required to have any other setbacks, except as required by the Policy relating to Non- Residential Uses in/or Adjacent to Residential Areas.”

The development shall be setback 4.6 metres from the front boundary, consistent with the R-code requirements and adjoining residential setbacks in the immediate surrounds.

“iv) Residential Development:

Residential development is to be in accordance with the R60 standards.”

The proposal complies with the Scheme and abovementioned policy provision in respect to the R60 residential coding requirements as outlined in the R-codes.

3.3 City of Vincent Policy No. 4.2.13 Design Advisory Committee

The following outlines how the proposal contributes to the transitional nature of the precinct and appropriateness of the multiple dwelling design in the context of broader sustainable urban development outcomes. The 10 DAC principles of design are referenced in the context of the proposal:

Principle 1: Context

The proposed development responds to the transitional and intended character of the urban fabric within the Leederville Precinct whilst respecting the traditional built design characteristics through use of building materials that complement, rather than replicate the existing architectural design of surrounding established dwellings.

As a transitional area and the proposed development being consistent with the overarching development provisions, it is considered that the development plans provide adequate context as to the density, type and scale of multiple dwelling development intended in the Leederville Precinct.

Principle 2: Scale

In addition to meeting the building height requirements of the Leederville Precinct, the proposal has been designed to address Richmond Street without dominating the viewshed or undermining surrounding properties. ITEM 9.1.5 Attachment 003

Principle 3: Built Form

A maximum plot ratio of 0.7 is permitted under the R-codes (310m2), however the design intentionally provides an appropriate balance between built form and open space which also achieves the desired visual scale and architectural presence of the development in the context of its surrounds.

Principle 4: Density

The proposed R60 density is consistent with the statutory planning framework of the City of Vincent. The density of development is consistent with the R-code provisions for multiple dwelling development and as detailed further in this submission, responds to the regional context and adopted position of the State in respect to consolidation and infill development in areas that are well serviced.

Principle 5: Resource, Energy and Water Efficiency

It is the proponents intention to ensure that sustainable, value for money measures are incorporated into the building design which minimise the life cycle costs of the development. In addition to meeting energy efficiency requirements in accordance with the Building Code of Australia and bicycle parking facilities, further consideration of water sensitive design

Principle 6: Landscape

The provision of over 50% of the site as open space is intended to facilitate a landscape design outcome which complements the proposed built form and surrounding inner-urban environment. The proponent is acutely aware of the importance of contemporary hard and soft landscape design as a component of the overall development. A detailed landscape plan will be submitted with the formal development application.

Principle 7: Amenity

In meeting to multiple dwelling development guidelines of the City and minimum R-code requirements, the design provides for adequate sunlight, ventilation and storage. As mentioned, the design facilitates and promotes alternate modes of transport and provides private open space an outdoor living which is generally not a priority of inner urban projects of this nature.

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Principle 8: Safety and Security

The proposed development provides a level of safety and security in respect to how it addresses the Richmond Street frontage, whilst maintaining the privacy of adjoining landowners.

Principle 9: Social Dimensions and Housing Affordability

As a multiple dwelling development of four units, the proponent is seeking to provide an increasingly desired and important housing type for residents in inner urban environments.

Principle 10: Aesthetics

As detailed, the proposed development includes a range of building materials, architectural features and colours which reflect the transitional nature of the Leederville Precinct. As mentioned, the design and its approach to a balanced built form, open space outcome is a key feature to respecting the existing urban fabric whilst moving towards the desired inner urban density of development of which the City and State government have facilitated through the regulatory framework.

DAC Mandatory Requirements (from DAC Meeting Minutes 4 December 2013)  Improve northern solar access to Unit 3. The plans have been amended as required by the DAC by reversing the kitchen and living area position within the floorplan of Unit 3.

 Improve northern solar access to Unit 4. As required by the DAC, the roof form of Unit 4 has been reorientated to achieve north facing clerestory windows and reduce roof bulk. Clerestory window sizes have also been increased.

 Improve northern solar access to Unit 2. As required by the DAC, a larger north facing window to the living area has been provided. The kitchen/ living room layout has been retained to maintain the current strong link between internal and external living areas whilst also providing passive surveillance of the street. Clerestory window sizes have also been increased.

 Landscaping Plan to be submitted with Development Application.

A landscape plan is attached to this formal development application as required.

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 Consideration of visitor parking bay location.

The visitor parking bay has been retained as proposed, consistent with the City's various policy provisions on parking and access including Residential Design Elements Policy 7.2.1 and the Residential Design Codes Provision 6.3.4.

In addition to incorporating the visitor bay into the landscape design, with appropriate front boundary screening to reduce any visual impacts on the public domain, it is considered that an informal off-site visitor bay or the removal of a visitor bay (both of which would be consistent with the Residential Design Codes based on the verge width and proximity to public transport) would be impractical and an inappropriate design outcome. It is therefore important that the visitor bay is located formally on-site as proposed.

 Storage Provision. The relocation of the stores to the eastern boundary adjacent to the proposed carports was considered, however the reduced internal width of 1m achievable does not meet the R-code requirement. The current store location allows Unit 1 to achieve a north facing open space of greater area than required, and has direct access from the living room.

3.4 City of Vincent Policy No. 3.4.8 – Design Guidelines for Multiple Dwellings

The provisions of the City of Vincent Local Planning Policy 3.4.8 have been incorporated into the Design Codes Assessment below, where the local variation to the R-codes has been applied, the relevant section of Policy 3.4.8 (and/or Policy 3.1.3) is referenced.

3.5 SPP 3.1 – Residential Design Codes of Western Australia

The following table represents a Residential Design Codes assessment of the proposed development referencing the relevant R-code provisions (including the local planning policy variations referenced above):

Design Elements R-code Provision Design Measure

6.1.1 Building Size Development Complies with the maximum plot ratio Plot Ratio: 0.63 set out in Table 4 (0.7). Development complies with the maximum height set 6.1.2 Building Maximum two-storey. out in Table 4, except where stated otherwise in the Height scheme, relevant local planning policy, local structure plan or local development plan

Policy 3.1.3: Buildings with two storeys (including loft) are strongly encouraged. ITEM 9.1.5 Attachment 003

6.1.3 Street Development complies with the minimum setback Development setback 4.6m Setback from the primary and secondary street(s) in from front boundary. accordance with Table 4. Balcony within property Balconies located entirely within the property boundary. boundary.

6.1.4 Lot Boundary In areas coded R30–R60, the development complies Side and rear setbacks Setbacks with minimum lot boundary setback requirements consistent with Table 2a as set out in Tables 2a and 2b. Subject to any and 2b. additional measures in other elements of the R- codes (refer to Figure Series 3 and 4) (1-1.5m).

6.1.5 Open Space Development complies with the minimum open space 51% provided. requirement set out in Table 4 (45%)

6.2.1 Street Policy 3.4.8 – Visitor bay is located at the Surveillance front of development, P1 Multiple Dwelling developments shall be designed compliant with R-code to integrate with the street through providing a clear provisions in this regard. and identifiable entry from the street and to the development and ensuring garages and car parks do not dominate the streetscape. P1.4 Ground Floor Activation: The ground floor shall be designed to address the street and provide passive surveillance of the street from the building. P1.5 Streetscape Integration: Multiple Dwelling developments shall be designed to integrate with the street and ensure garages and car parking areas do not dominate the streetscape. C1.4 The ground floor at the front of the development is occupied by a dwelling without any parking between the dwelling and the front boundary.

6.2.2 Street Walls N/A and Fences

6.2.3 Sight Lines N/A Policy 3.4.8 – 6.2.4 Building Architectural features

Appearance address the following New developments should provide facades which design elements: define and enhance the public domain and the desired streetscape character. - Defined, base, middle and top of Multiple dwelling developments should be composed building; of facades with an appropriate scale, rhythm and proportion, which respond to the building’s use and - Change in the desired contextual character. The following design materials and elements should be addressed: features Defining a base, middle and top related to the overall horizontally and proportion of the building; vertically; ITEM 9.1.5 Attachment 003

Expressing key datum lines in the context using - Defined floor cornices, a change in materials or building set back; height variation; Expressing the internal layout of the building, for example, vertical bays or its structure, such as party - Light materials in wall-divisions; balcony and Expressing the variation in floor to floor height, balustrade design particularly at the lower levels; addressing the public domain and Articulating building entries with awnings, porticos, providing an recesses, blade walls and projecting bays; architectural Selecting balcony types which respond to the street centre piece; context, building orientation and residential amenity: cantilevered, partially recessed, wholly recessed, or - Feature wall, use Juliet balconies will all create different facade profiles; of brick, masonry Detailing balustrades to reflect the type and location and timber of the balcony and its relationship to the façade detail cladding; and materials; - Visually permeable Using a variety of window types to create a rhythm or gates and express the building uses, for example, a living room balustrading; versus a bathroom; - Drainage Incorporating architectural features which give human management scale to the design of the building at street level. incorporated into These can include entrance porches, awnings, design; colonnades, pergolas and fences; Using recessed balconies and deep windows to create - Mitigating visual articulation and define shadows thereby adding visual impact of vehicle depth to the façade; parking from the Coordinate and integrate building services, such as public domain. drainage pipes, with overall facade and balcony design; Coordinate security grills/screens, ventilation louvres and carpark entry doors with the overall facade design; Retain significant vegetation consider significant vegetation on surrounding properties, and avoid hard surfaces; and Reduce large expanses of opaque or blank walls. Facades should be designed to reflect the orientation of the site using elements such as sun shading, light shelves and bay windows as environmental controls, depending on the facade orientation.

6.3.1 Outdoor Policy 3.4.8 Useable outdoor living Living Areas areas either balconies on P1: second storey or private Balconies or equivalent outdoor living areas capable of open space on the ground use in conjunction with a habitable room of each floor. dwelling that: Separation between

buildings and design Provide useable outdoor living areas for each address the public domain dwelling with direct sunlight. through selected

architectural features. Assists in providing a landscaped setting for the building. ITEM 9.1.5 Attachment 003

Maintains a sense of open space between buildings.

Contribute to the desired streetscape

6.3.2 Landscaping Policy 3.4.8 Detailed landscaping plan and report to accompany P2: formal development Assists in contributing to the amenity of the locality. application to meet the policy requirements. Assists in providing a landscaped setting for the building. Assists in the protection of mature trees. Maintains a sense of open space between buildings. Assists in increasing tree and vegetation coverage. C2: A minimum of 30 percent of the total site area is to be provided as landscaping. A minimum of 10 percent of the total site area shall be provided as soft landscaping within the common property area of the development. A minimum of 5 percent of the total site area, shall be provided as soft landscaping within the private outdoor living areas of the dwellings. Multiple dwellings adjoining residential zones coded R60 or below must provide 2.4 metres of Landscaping, including trees at a maximum of 3 metre spacing, within the side and rear setback areas in accordance with figure 1.

6.3.3 Parking Minimum of 1 bay per dwelling, and 1 additional 5 parking bays provided. visitors bay per 4 dwellings

6.3.4 Design of4.1 Car parking spaces and manoeuvring areas designed Parking designed in Carparking Spaces and provided in accordance with AS2890.1 (as accordance with AS2890.1. amended). Visitor parking located and C4. Visitor car parking spaces: marked and clearly visible at point of entry signposted as dedicated for visitor use only, and located close to or visible from the point of entry to All other parking spaces the development and outside any security barrier; concealed from the street. and provide an accessible path of travel for people with disabilities. C4. All car parking spaces except visitors’ car parking spaces fully concealed from the street or public place.

6.3.5 Vehicular V 5 Vehicular access provided so as to minimise the 1 crossover accessed from Access number of crossovers, to be safe in use and not primary street frontage, detract from the streetscape. vehicles can manoeuvre to ingress and egress the site in forward gear. Driveway will be drained and paved.

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6.3.6 Site Works Development that considers and responds to the Additional fill of the site will natural features of the site and requires minimal be below 0.5 metres. excavation/fill.

Where excavation/fill is necessary, all finished levels respecting the natural ground level at the boundary of the site and the adjoining properties and as viewed from the street.

6.3.7 Retaining N/A Walls

6.3.8 Stormwater All water draining from roofs, driveways, communal All stormwater to be Management streets and other impermeable surfaces shall be initially contained on site directed to garden areas, sumps or rainwater tanks and connected to the within the development site where climatic and soil district drainage system if conditions allow for the effective retention of required. stormwater on-site.

6.4.1 Visual Privacy Major openings and unenclosed outdoor active Major openings and habitable spaces, which have a floor level of more outdoor areas to habitable than 0.5m above natural ground level and overlook spaces are proposed to be any part of any other residential property behind its screened or meet the street setback line are: minimum sill height requirements of the R- set back, in direct line of sight within the cone of codes. vision, from the lot boundary, a minimum distance as prescribed or are provided with permanent screening to restrict views within the cone of vision from any major opening or an unenclosed outdoor active habitable space.

6.4.2 Solar Access Effective solar access for the proposed Proposed development for Adjoining Sites development. seeks to maximise northern sunlight and cross Development designed to protect solar access for ventilation. neighbouring properties taking account the potential to overshadow existing:

outdoor living areas;

north facing major openings to habitable rooms, within 15 degrees of north in each direction; or

roof mounted solar collectors.

Policy 3.4.8 –

Multiple Dwelling developments are required to be designed so that all dwellings within the development maximize northern sunlight to living areas and provide natural daylight to all dwellings. Multiple Dwelling developments are required to be designed so that the dwellings within the development maximize cross ventilation and provide natural ventilation to all dwellings.

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6.4.3 Dwelling Size The development does not contain any dwellings No dwelling is 40m2 or smaller than 40m2 plot ratio area. below.

6.4.6 Utilities and An enclosed, lockable storage area, constructed in a Storage area for all Facilities design and material matching the building/dwelling dwellings is compliant with where visible from the street, accessible from R-code provisions. outside the dwelling, with a minimum dimension of Development will met R- 1.5m and an internal area of at least 4m2 shall be code and local variations in provided for each multiple dwelling. respect to waste disposal, and clothes drying facilities. Where rubbish bins are not collected from the street immediately adjoining a dwelling, there shall be provision of a communal pick-up area or areas which are: conveniently located for rubbish and recycling pick- up; accessible to residents; adequate in area to store all rubbish bins; and fully screened from view from the primary or secondary street. Clothes-drying areas screened from view from the primary or secondary street.

Policy 3.4.8 – C6.4: Where communal clothes drying facilities are provided they should conform o the following requirements: 1-15 dwellings = 3 lineal metres of clothes line per dwelling 16-30 dwellings = 2.5 lineal metres of clothes line per dwelling 31-45 dwellings = 2 lineal metres of clothes line per dwelling 46 dwellings and above = 1.5 lineal metres of clothes line per dwelling

3.6 Response to City of Vincent Assessment and Summary of Submissions – Aug 2014

Following completion of advertising and assessment of the proposal by the City of Vincent the following minor design changes were undertaken by the proponent to address remaining concerns:

 Street setbacks compliant with Residential Design Elements Policy 3.2.1, reinforcing the use of different building materials, colours and treatments to address the street. ITEM 9.1.5 Attachment 003

 Landscaping plan revised to meet the desired 30/10/5 ratio through provision of a growth wall for vertical planting.

 Increased landscape screening of front visitor bay to increase visual amenity and streetscape.

 Additional vertical louvres included and notated on the plans to address any potential visual privacy concerns.

3.7 WAPC State Planning Policy No. 3 – Urban Growth and Settlement

The overarching aim of SPP 3 is to facilitate sustainable patterns of urban growth and settlement by setting out the requirements of sustainable settlements and communities and the broad policy in accommodating growth and change. A key objective of SPP 3 relevant to this proposal is promoting the development of sustainable and liveable neighbourhoods which provide choice and create an identifiable sense of place for a community.

Clause 5 of SPP 3 further supports the consolidation of existing residential areas through the following relevant policies measures:

(i) facilitating the most efficient use of land in existing urban areas through the use of vacant and under-utilised land and buildings, and higher densities where these can be achieved without detriment to neighbourhood character and promoting and encouraging urban development that is consistent with the efficient use of energy;

(ii) a positive planning framework which seeks to actively facilitate and promote good quality development, rather than overly focussing on regulation and controls, in ways which contribute to economic growth, support safe, sustainable and liveable communities, and improve the quality of life, and with community involvement appropriate to the level of planning;

(iii) consolidating residential development in existing areas and directing urban expansion into the designated growth areas which are, or will be, well serviced by employment and public transport; and

(iv) giving priority to infill development in established urban areas, particularly through urban regeneration and intensification of development of under-utilised urban land, whilst respecting neighbourhood character.

In this context, the proposal is consistent with the policy measures outlined in SPP 3. The development is a proactive approach to consolidation of an existing under-utilised portion of ITEM 9.1.5 Attachment 003

residential land in an area which has an established precedent of medium to high density grouped dwelling development in close proximity to public transport, employment and educational facilities.

The proposal will have a positive impact upon neighbourhood character and is consistent with similar lots within immediate proximity of the subject site.

3.8 WAPC Directions 2031 – Spatial Framework for Perth and Peel

The Western Australian Planning Commission mid-term spatial framework for metropolitan growth, Direction 2031 identifies the ‘connected city’ model as the preferred medium- density future growth scenario for the metropolitan Perth and Peel region.

A connected city pattern of urban growth is characterised by:

• promoting a better balance between greenfield and infill development;

• planning for an adequate supply of housing and land in response to population growth and changing community needs; and

• facilitating increased housing diversity, adaptability, affordability and choice.

In order to achieve a connected city pattern of growth Direction 2031 has set the following relevant targets to ensure growth of the city can be sustained beyond 2031:

• a 50 per cent improvement on current infill residential development trends of 30 and 35 per cent; and a target of 47 per cent or 154,000 of the required 328,000 dwellings as infill development.

• a 50 per cent increase in the current average residential density 10 dwellings per gross urban zoned hectare; and a target of 15 dwellings per gross urban zoned hectare of land in new development areas.

The framework supports a more compact and environmentally sustainable city however acknowledges that land and infrastructure need to be utilised in an efficient manner and manage the expansion of the urban zone in balance with urban infill projects.

The proposal will provide high quality medium density housing options consistent with the overarching objectives of Direction 2031 in providing a balanced approach to infill development.

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4.0 CONCLUSION

It is considered that the proposal is well justified in the context of the current planning framework, overarching Scheme objectives and local context.

In summary, the proposed multiple dwelling development is consistent with:  the R60 coding of the site, pursuant to Town Planning Scheme No. 1;  the acceptable development criteria of the R-codes;  the policy provision of the City of Vincent, namely the Design Guidelines for Multiple Dwellings and provisions of the Leederville Precinct; and  the provisions of SPP 3 and Directions 2031 regarding urban consolidation and sustainable use of residential land in the Perth Metropolitan Area;

It is therefore respectfully requested that the proposal be conditionally approved by the City of Vincent.

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APPENDIX 1 Development Plans

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