PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD 3460

CLAUSE 56 OF THE HEPBURN PLANNING SCHEME - RESIDENTIAL SUBDIVISION

Town Planning Application Submission to the Shire of Hepburn Council

Proposed Three (3) lot serviced residential subdivision of the land

Property at 5 Central Springs Road, Daylesford, Victoria 3460

The proposal before the local Council seeks approval to subdivide the currently vacant serviced residential land which comprises of some 1416 square metres into three (3) fully serviced building lots for future residential development and living to meet the current and projected housing supply needs of the local community of Daylesford at the subject property known as 5 Central Springs Road, Daylesford at the Corner of Frazer Street.

The subject land is currently zoned General Residential Zone – Schedule 1 Clause 32.08 and with no variation contained in the subject schedule and all of the provisions of Clause 56 – Res Code apply in these proceedings before the local Council.

The main purpose of the General Residential Zone – Schedule 1 is to encourage a diversity of housing types and housing growth particularly in locations offering good access to services and transport.

The proposed lot configurations will comprise with lot one (1) fronting to Frazer Street and with a street frontage of some 17.90 meters and a depth of some PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 1 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD

PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD VICTORIA 3460

27.90 meters with a proposed residential vehicle crossing with a minimum width of 3 meters and comprising of some 501.

Lot 2 will also front the Frazer Street government road with a depth area of some 27.90 meters a width street frontage of also some 17.90 meters a vehicle crossing of some 3 meters wide and a total allotment area of also 501 square meters.

Finally, proposed allotment 3 will utilise the existing three meters wide vehicle crossing point along Central Springs Road with a depth of some 14.39 meters facing Frazer Street and along Central Springs Road of some 27.90 meters and comprises of some 401 square meters.

For all details concerning the proposed three lots configuration please refer to the attached land surveyors plans prepared by the Moonland Group dated November 2020.

In accordance with Clause 56.01-2 of the Hepburn Planning Scheme, an application to subdivide land must be accompanied by a design response that explains how the proposed design:

 Derives from and responds to the site and context description.  Responds to any site and context features for the area identified in a local planning policy or a Neighbourhood Character Overlay.  Responds to any relevant objective, policy, strategy or plan set out for the area in this scheme.  Meets the objectives of Clause 56, which in the instance of a three lot subdivision are limited to those clauses outlined in this assessment report.

Clause 56.01-1 requires the submission of a correctly proportioned plan showing the subdivision in context with the adjacent area.

The Design Response Plan addresses this requirement. An analysis against the required objectives of Clause 56 is provided:

OBJECTIVE DESIGN RESPONSE

Policy Implementation The layout and design of the proposed subdivision is Clause 56.02-1 consistent with the objectives policies and strategy for the Standard C1 area set out in the scheme. The proposal is well located and within a close walking distance to al community services and facilities including schools, parks, recreation services, hospitals, public transport and other facilities. PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 2 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD

PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD VICTORIA 3460

OBJECTIVE DESIGN RESPONSE

The subject site is presently zoned General Residential Zone 1 and its located within an established and quite vibrant residential area of Daylesford Urban Township with all available community physical and social infrastructure including all services and facilities inclusive.

The residential character and identity standards specify Neighbourhood design criteria to guide the planning of a new development character objective area. They are applied at the neighbourhood level the Clause 56.03-5 proposal meets the requirements of the objectives. Standard C6 The proposed two (2) lot residential subdivision provides lots with appropriate areas including common property areas with frontage to existing streets scapes and government road identification. Lot one (1) accommodates the existing dwelling currently on site which has direct orientation to Frazer Street while lot three (3) will also front an existing government road and connecting it to Central Springs Road government road and streetscape. Lot two (2) is in fact a vacant serviced residential lot comprising of some 501 square metres and a future building block for the development of a dwelling for residential use. The existing government road known as Frazer Street will be quite appropriate to provide adequate and safe vehicle and pedestrian access to the proposed two lots and all future occupants of these proposed dwellings. The proposed road formation and lot layout is complimentary to the existing residential development and subdivisional nature and pattern of the immediate local area and also the Daylesford Township suburb. Lot sizes are typical of many of the adjoining residential lots. This is in part to protect and complement the existing character and to also effectively manage the built form and appearance of the local area. It is considered that the proposed subdivision is consistent with the existing residential character and identity of the area. In so far that Lot 1 closest to Frazer Street comprises of some 501 square metres in allotment area and will be provided with its own and independent vehicle crossing for residential dwelling development in future while lot 2 also provides for a large allotment area of some 501 square metres with a separate vehicle access area in the form of direct connection to an existing government as depicted in the land surveyors plan of subdivision. PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 3 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD

PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD VICTORIA 3460

OBJECTIVE DESIGN RESPONSE

These three selected allotment areas are all quite generous including provided with more than 17 meters street frontage design to meet all of the required res-code provisions for future residential dwellings for residential living purposes to meet the current and projected needs of the local community of Daylesford.

Lot diversity and The proposed two lot subdivision and subsequent housing distribution objectives development meets the objectives of this clause by Clause 56.04-1 providing adequate land for appropriate additional dwellings Standard C7 to be constructed on these parcel of land as part of this approval process to Council. The site is well located within a close walking distance of the Daylesford Township neighbourhood shopping Centre and all available community services and facilities including the public transport bus routes and railway stations connecting the suburb of Daylesford to other surrounding areas and also Ballarat and also the Greater City of .

Lot area and building The proposed lot sizes range from 401 to 501 square envelopes objective metres provide ample area for each lot size, for both the Clause 56.04-2 construction of dwellings and for the existing dwelling and Standard C8 associated building and works. The proposed floor areas of the said dwellings are also quite appropriate and will meet the needs of the local community in providing suitable housing supply with choice and at an affordable price within a walking distance to the serviced and urban areas of Daylesford Township and surrounding precincts. Other existing character elements such as existing vegetation on the site will be further reinforced as result of this proposal while additional tree and shrub planting is also proposed throughout the site designed to soften the visual outlook of the land and provide for greater privacy and residential amenity to the future occupants of the lots.

PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 4 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD

PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD VICTORIA 3460

OBJECTIVE DESIGN RESPONSE

Solar orientation of lots All of two proposed residential lots meet the standard in objective terms of axis alignment. With a minimum lot area of 401m2, Clause 56.04-3 as these lots will provide the opportunity for development to Standard C9 proceed with good solar access and aspect thus meeting all of the necessary requirements.

Street orientation All of the three proposed residential lots will have vehicle objective separate and safe access to both Frazer Streets and also Clause 56.04-4 Central Springs Road, while pedestrian access is also Standard C10 provided to the three lots via existing government roads. Sightlines across the subdivision will be relatively clear and surveillance and visibility will be quite high given the proposed layout of buildings and their orientation.

Common area There is no common property associated with this site and objectives subsequent plan of subdivision as depicted in the lodged Clause 56.04-5 plans to Council. Standard C11 It ranges from the internal driveway areas together vehicle access points and vehicle crossing areas. It ranges around the 501 to 401 square metres and runs across the commencement of the said lot to the west portion of the land through to the side portion of the existing dwelling.

Integrated urban Council as a planning permit condition can request a landscape objectives landscape plan. This plan will need to respond to the site Clause 56.05-1 and surrounds by providing indigenous street tree planting Standard C12 and retaining existing native vegetation where possible. Responsibility for maintaining street trees with fall to Council, so species will be determined in conjunction with, and consideration of, Council’s resources and the need for water-miser, hearty species. The Design Response Plan forms part of this submission. A landscape plan requirement can also been provided with this application to Council which outlines all proposed landscape areas with schedules and so forth. This can be achieved by way of a planning permit condition.

PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 5 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD

PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD VICTORIA 3460

OBJECTIVE DESIGN RESPONSE

Walking and cycling There are no appropriate local walking and cycling services network objectives and facilities provided throughout the local and surround Clause 56.06-2 area. Given the location of the site and its proximity to the Standard C15 commercial centre of Daylesford and the surrounding residential areas and also the surrounding streets and roads provide excellent facilities for walking and cycling interests. The subdivision design includes a similar treatment and will be very usable in terms of pedestrian and bicycling movement. Connectivity between the new lots and what is essentially the centre of town will be safe for those without vehicle access. The grade of the land means that the area will not be elevated given the natural topography but will remain accessible by those with disabilities or limited movement. Current infrastructure and the level grade also mean that there will be good surveillance of the street. All of the proposed three (3) serviced residential lots will meet the needs of the proposed dwelling occupants providing great access to residents and visitors, and making the area safe for pedestrians and cyclists and also the rest of the local community to enjoy.

Public transport Given the location of the site there is adequate access to network objectives public transport, with maximum opportunities to use the Clause 56.06-3 current public transport available including railway stations Standard C16 and bus routes.

Neighbourhood street This objective is appropriately complied with regards to this network objectives proposed three (3) lots subdivision as it only includes the Clause 56.06-4 construction of two new additional vehicle crossing points Standard C17 and associated driveway areas and thus providing for safe vehicle access to the three proposed allotment as depicted in the proposed development plans.

Existing council infrastructure caters for pedestrians and Walking and cycling bicycles, which are built in the design and form part of the network details local and existing residential area. objectives Clause 56.06-5 Standard C18

PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 6 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD

PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD VICTORIA 3460

OBJECTIVE DESIGN RESPONSE

Neighbourhood street The following addresses Table C1 Access Street Level 2 network detail and this standard more broadly: objective Clause 56.06-7 Vehicle movements within the government road are not Standard C20 expected to be increase as result of this proposed additional allotment before Council. Traffic assessment has also been effectively undertaken by suitable qualified traffic engineer sin relations to this matter and a copy of their report is also attached as part of this submission to Council for town planning approval.

Lot access objective All requirements of this standard will be met and many of Clause 56.06-8 the responses to Standard 20 apply here. Standard C21

Drinking water supply The supply of drinking water will be to the requirements of objectives Council and the relevant water authority. Clause 56.07-1 Standard C22

Reused and recycled It is not proposed to include a reused or recycled water water objective system at this stage, and the relevant authority (City West Clause 56.07-2 Water Authority) has no requirements for reused and Standard C23 recycled water at this stage.

Waste water An appropriate waste water system will be constructed to management objective link with existing infrastructure, satisfying the needs of the Clause 56.07-3 relevant water authority and the Environmental Protection Standard C24 Agency. All allotments will be provided with the appropriate infrastructure.

Surface water run-off and drainage will be designed to meet Urban run-off the requirements of Council and other relevant Authorities management including the Department of Natural Resources and objectives Environment. Clause 56.07-4 Standard C25

Short-term trenches will be dug for connection to water, Site management power and sewerage. Remedial works will be undertaken to objectives return the site to pre-construction standards. Clause 56.08-1 Standard C26 PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 7 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD

PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD VICTORIA 3460

OBJECTIVE DESIGN RESPONSE

Waste and hard rubbish generated on the site will be removed and deposited at an appropriate refuse site.

Shared trenching Shared trenching will be utilised where possible. objectives Clause 56.09-1 Standard C27

Electricity, All services will be provided to each site in accordance with telecommunications the specific requirements of the relevant authorities and gas objectives Clause 56.09-2 Standard C28

Fire hydrant objectives Fire hydrant might need to be provided within the Clause 56.09-3 government roadway at appropriate separation distances to Standard C29 the standards of the CFA. The requirement of 120 metres from the proposed residential allotment will be complied with to the satisfaction of the Country Fire Authority.

Public lighting Additional street lighting will be provided in locations to objectives Council’s specifications and Powercor as required along the Clause 56.09-4 government roads of both Frazer Street and also Central Standard C30 Springs Road.

5.3 LOCAL PLANNING POLICIES Given the location and demographics of the Hepburn Shire Council area, the proposed residential subdivision development is more than sufficient in meeting the current and projected housing supply needs for local residents of Daylesford. The proposal appropriately complies with Councils provisions for residential development in established residential areas. Strategically, the subject site is one that can be considered for one additional dwelling development as the current amenity of the surrounding area will not be compromised, particularly given its location on the main road and the advantage of the site also having both vehicle and pedestrian services. It is also noted that the site is within walking distance to commercial and community services including parks and public transport facilities. The proposed development provides for appropriated designed and contemporary reflective residential style building design, thus respecting the PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 8 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD PLANNING PERMIT APPLICATION FOR PROPOSED THREE (3) LOT RESIDENTIAL SUBDIVISION AT 5 CENTRAL SPRINGS ROAD, DAYLESFORD VICTORIA 3460

existing and emerging neighbourhood character of the abutting buildings and providing appropriate address to the streetscape and depicting many of the current neighbourhood characteristic elements including subdivision layout and configuration.

6.0 CONCLUSION

The proposal is consistent with the objectives and strategies of both the State and Local Planning Policy Framework of the Hepburn Planning Scheme, which seek to ensure that additional residential subdivision developments are appropriately located within strong and established residential precincts and established residential areas close to services and community facilities and do not constitute negative impacts and effects on the surrounding residential properties and the local neighbourhood character.

The proposal to subdivide the vacant serviced land into three (3) separate serviced lots for residential development and living purposes is quite an appropriate design response and context outcome for the site and also it is quite compatible with the emerging pattern of residential development of the surrounding land and local area of the Daylesford Urban Township.

It is respectfully requested that Hepburn Shire Council issue a conditional town planning permit to allow for the vacant subdivision of the subject land into three (3) serviced lots as depicted in the attached land surveyors plans of subdivision together with a separate certificate of title for future residential development land uses designed to service the current housing supply needs of the local Daylesford Community.

.

......

CON M. TSOUROUNAKIS Certified Practising Town Planner CPP No. 6544R MPIA MVPELA

Date 30 November 2020

PLANNING PERMIT APPLICATION FOR PROPOSED THREE LOT RESIDENTIAL 9 SUBDIVISION AT: 5 CENTRAL SPRINGS ROAD, DAYLESFORD

JBA John Briggs Architect And Conservation Consultant 331A Bay Street Port Melbourne 3207 [email protected] Mobile 0411 228 515 Phone 9681 9924 HERITAGE IMPACT STATEMENT

Place: 5 Central Springs Road, Daylesford For: Lucy and Con Tsourounakis Date: 5 April 2021

Introduction

I have been asked to provide assessment of the likely impact of the proposed three detached dwellings of the property that is located on the Frazer Street corner within the Heritage Overlay, HO697, the Wombat Hill Garden

Heritage Precinct.

Figure 1 Extract from Heritage Maps No’s 31HO

Figure 2 Subject site image from Google Maps

The corner site is a steeply sloping site rising to the Frazer Street frontage to the west and with Central Springs

1 Heritage Impact Statement 5 Central Springs Road, Daylesford

Road dropping away to the east. The site is largely screened at present by perimeter plantings that had limited

openings allowing view into the site. To the west of Frazer Street rises the Wombat Hill Gardens. Whilst on

climbing the embankment above Frazer Street there is some view into the site the wooded nature of the

Wombat Hill Gardens generally prevents overlooking of the subject site.

The site is also presently without presence in views to the west down the hill of Central Springs Road.

Figure 3 Subject site image from Google Maps

Figure 4 Subject site behind the house at 3 Central Springs Road. Image from Google Maps

Figure 5 Subject site, Google Maps

2 ______JBA John Briggs Architect and Conservation Consultant 331A Bay Street Port Melbourne 0411228515 [email protected] Heritage Impact Statement 5 Central Springs Road, Daylesford

Significance

The site is within the Heritage Precinct but makes no material contribution to the significance of the Precinct which is due largely to the presence and visual dominance of the Wombat Botanic Gardens. The 1985 Daylesford and Hepburn Springs Conservation Study by Perrot Lyon Mathieson Pty Ltd provides the following:

‘ upon the buildings which encircle them and their degree of exposure throughout township and surrounding district. Wombat Hill is the principal characteristic symbol of Daylesford, portrayed in countless postcards over the years, and by virtue of its physical prominence, a powerful visual element, enhanced by man’s work, over the years.’ ....Other important features within the precinct include the housing stock which generally dates from the first three decades of Daylesford’s history, and its typified by the weatherboard, gable roofed cottages illustrated by the row of cottages in Hill Street. The changes in character of the bordering streets are also of interest the unkempt quality of Daly Street and Central Springs Road giving way to the enclosed laneway of Frazer street and again at the east end of Hill Street where the gigantic forms of the Botanical Gardens here combines with elm suckers in the station reserve to create an atmosphere and in conjunction with the spectacular glimpse of the Railway precinct to add drama. On the north face, the Hill Street cottages in conjunction with the gardens form a spectacular backdrop to the Raglan Street precinct and to motorists approaching Daylesford along the Midland highway. Elsewhere the early timber cottages are important character element influencing one’s perception of the gardens themselves.

Proposal

The proposed development is for construction of the three separate dwellings on the land with single storey

gabled fronts facing Frazer Street, each set back 8 metres from the property boundary. The dwellings, 1 & 2, on

the north side are proposed with a double garage at the side with a of 2.4 metres from the front of the houses.

Dwelling 3, on the corner lot, is proposed with the garage to the eastern rear boundary with access of Central

Springs Road. The side setback of Dwelling 3 is proposed at 4.0 metres. Elsewhere the side setbacks to the

houses are 1.2 meters from the side boundaries of the lots with the side walls of the garages on the boundaries.

The simple gabled roof form of the cottages around the Wombat Hill Botanic Gardens is interpreted in the

design, with vertical grooved Weathertex cladding, colour bond roof and rain goods and simple eaves. Dwelling

no. 3 on the corner is proposed with a front verandah with the roof extending forward from the gable front and

supported on tall posts. The entry to this dwelling faces Central Springs Road and is identified by a small gable

front above. Each of the dwellings has a central door to the Frazer Street frontage and a door height sliding

door/windows to the room either side. While colours have not been nominated for the roof and Weathertex

wall cladding the aluminum window frames are noted to be “Monument”.

The floor plans show that at the rear half of each dwelling where ground falls away a lower floor is proposed to

be cut into the hill. Whilst windows are shown on the plan TP-4, these are not reflected on the side elevations

of the buildings on TP-5.

The hedge of mixed vegetation that boarders the property will have additions opening introduced to provide

3 ______JBA John Briggs Architect and Conservation Consultant 331A Bay Street Port Melbourne 0411228515 [email protected] Heritage Impact Statement 5 Central Springs Road, Daylesford

access but will be otherwise maintained and will continue to provide substantial screening of the property.

Discussion

As there is no local heritage controls provided at Clause 22 of the Hepburn Planning Scheme the policy provision

that are applicable are those of the Heritage Overlay under the Victorian Planning Provisions at Clause 43.01.

The guidance in relation to new development and subdivision are at Clause 43.01-8, Decision Guidelines:

Before deciding on an application, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate: The Municipal Planning Strategy and the Planning Policy Framework. The significance of the heritage place and whether the proposal will adversely affect the natural or cultural significance of the place. Any applicable statement of significance (whether or not specified in the schedule to this overlay), heritage study and any applicable conservation policy. Any applicable heritage design guideline specified in the schedule to this overlay. • Whether the location, bulk, form or appearance of the proposed building will adversely affect the significance of the heritage place. • Whether the location, bulk, form and appearance of the proposed building is in keeping with the character and appearance of adjacent buildings and the heritage place. • Whether the demolition, removal or external alteration will adversely affect the significance of the heritage place. • Whether the proposed works will adversely affect the significance, character or appearance of the heritage place. • Whether the proposed subdivision will adversely affect the significance of the heritage place. • Whether the proposed subdivision may result in development which will adversely affect the significance, character or appearance of the heritage place. • Whether the proposed sign will adversely affect the significance, character or appearance of the heritage place. • Whether the lopping or development will adversely affect the health, appearance or significance of the tree. • Whether the location, style, size, colour and materials of the proposed solar energy system will adversely affect the significance, character or appearance of the heritage place.

The majority of historic miners’ cottages and larger style residences that surround the Wombat Hill Botanic

Gardens are either single storey or are hidden behind the tree canopy that dominates the views to the volcanic

hill. The proposed development now interprets the simple form of many of the early houses using contemporary

but interpretative materials and without making overt design statement. To the extent that the dwellings will be

visible in views from Frazer Street they are single storey and in keeping with that prevailing scale of heritage

buildings in the Precinct. The inset lower level will be only partially visible through the hedge along the sloping

Central Springs Road and will also be entirely in keeping given the slop of the land. Whilst the garages are

contemporary, they are unremarkable, set back and follow the precedent of the many simple similar structures

found on properties in the area both old and more modern.

In my assessment the development and potential subdivision is unobtrusive and a complement to character and

appearance of the wider heritage place and worth of support. It is assumed that colours will be subject to a

4 ______JBA John Briggs Architect and Conservation Consultant 331A Bay Street Port Melbourne 0411228515 [email protected] Heritage Impact Statement 5 Central Springs Road, Daylesford

condition of permit and to be to Councils’ satisfaction.

John Briggs Architects Pty Ltd

5 ______JBA John Briggs Architect and Conservation Consultant 331A Bay Street Port Melbourne 0411228515 [email protected]