Planning Report: Proposed Double Storey Unit Development, Alfrieda St

This planning report assesses a proposal to replace an existing bungalow with a double-storey, three-unit development at 138 Alfrieda St, Albans, VIC, and addresses compliance with Clause 55 of the Brimbank planning scheme. The report provides a detailed site analysis, including the location, surroundings, and existing infrastructure. It examines neighborhood character, residential policies, infrastructure, site layout, building massing, amenity impacts, and safety considerations. The design response section demonstrates how the proposed development meets the relevant standards and objectives outlined in Clause 55, such as respecting neighborhood character, providing appropriate utility services, and ensuring safety. The report also addresses setbacks, building height, site coverage, permeability, energy efficiency, and access, demonstrating a comprehensive approach to urban planning and development. The report also highlights the need for safety measures during construction and emphasizes the importance of integrating the design with the street and surrounding environment.

Planning report
Abstract
The subject land to be reviewed is located at a plot number 138 Alfrieda St, Albans VIC 3021.
This application seeks to replace the existing bungalow house residential building with a double
storey three unit development at the same plot of land also there will be removal and clearing of
all vegetation on site in order to give room for construction of the proposed structures.
The following report clearly outlines the proposal`s planning requirements in compliance with
clause 55 of the Brimbank planning scheme that have been met, as well as relevant state and
local planning policies.
Position of the site
The site is located at plot138 Alfrieda St. The land is at a residential area adjacent to a round-
about enjoining different streets. The site currently has an abandoned bungalow residential
building with overgrown vegetation around the structure. The structure is surrounded by an old
wooden fence which is broken at the edges. The site is close to a public road which probably
will require control of traffic during the construction phase. This is attributed to movement and
turning of long vehicles and trucks that will be supplying construction materials to the site.
Consequently, there is enough space beside the main road, in front and adjacent to the site which
may be used as a parking ground for the workers at the site.
The site is located within the neighbourhood residential zone, subject to Schedule 2.
The neighbouring plots of land contain residential structures which are occupied.

Surroundings
i. Front
The front of the site has a public road adjoining a round-about which links to other six streets.
This provides a convenient access to the site which is majorly important for construction vehicles
supplying materials to the site.
ii. Left
The left side of the site has Public Street that joins to the front street. There is also an empty
space adjacent to the fence at this point.
There is a power supply pole close to the land that may be an obstruction to construction vehicles
and tall machines like cranes and trucks.
iii. Right
The land to the right of this site is named plot 136 Alfrieda St. and contains a double storey
residential building made of brick veneer. The land is separated from the site by a weak wooden
fence. The entrance to this residence faces a similar direction with the site entrance. No
windows or openings of this building face the site.
There are a series of vegetation around this area, including trees and shrubs.
iv. Rear
The land to the rear of this site is named plot 38 Alfrieda St. It contains a single floor residential
building with a surrounding of middle height trees and short vegetation.
v. General
The surrounding residences will have to be issued with protection notice to be made aware of the
proposed construction and possible ways in which they might be affected. This includes the
residences to the right and to the rear of the site.
Proposal
It would be prudent to provide warning signs at the street for motorists to be aware of ongoing
constructions and turning trucks. This would help in avoiding possible accidents that may be
caused by unnoticeable construction materials and workers at the site.
For the purpose of security, it is important to cordon off the site during the construction. This is
to prevent unauthorised people from accessing the site unsupervised, which may lead to them
being injured or obstructing the process of construction.

The boundaries should also be well marked using clearly visible pegs at the corners to guide the
workers not to extend into neighbouring lands. This is important so as to avoid wrangles and
court cases which may delay the project.
Planning History
Previous planning reports of this land have been presented during the construction of the current
building only. No other planning history is available for this land.
Design Response
The proposed residential building is steady with alternate residences in the encompassing and
will make a decent topographic setting inferable from the way that it is at the edge of the road.
The development will likewise secure the greenery around the living arrangement.
The development of a twofold story working at this site is helpful as it may go about as a
wonderful milestone, inferable from the way that it is at a street crossing.
Basing on Clause 55 of the Brimbank planning standards, this planning report meets the
following requirements;
55.02 NEIGHBOURHOOD CHARACTER AND INFRASTRUCTURE
55.02-1 Neighbourhood character objectives
To ensure that the design respects the existing neighbourhood character or contributes to a
preferred neighbourhood character.
To ensure that development responds to the features of the site and the surrounding area.
Standard Design response
Standard B1 The design satisfies standard B1 and respects
the neighbourhood characters. The design will
impact positively to the surrounding by
removing the abandoned structure and giving a
facelift to the area by constructing a decent
building.

The design is also consistent with the other
residences in the area.
55.02-2 Residential policy objectives
To ensure that residential development is provided in accordance with any policy for housing in
the State Planning Policy Framework and the Local Planning Policy Framework, including the
Municipal Strategic Statement and local planning policies..
To support medium densities in areas where development can take advantage of public transport
and community infrastructure and services
Standard Design response
Standard B2 The renewal of the structure in this land
satisfies standard B2 and contributes to the
diversity of housing within the environ it is
located.
The land also offers accessible residential
qualities as it is located at an easily accessible
point and is also characterized by a close
proximity to the bus station as per clause 21.06
of the Brimbank planning scheme
According to clause 22.03 of Brimbank
planning scheme, the site satisfies the safety
design policy as Front fences are low and
permeable to maintain surveillance. Visibility
splays are incorporated along vehicle entry
points into the site, to maintain vehicle
sightlines and reduce the likelihood of
pedestrians being struck by vehicles exiting the
subject site.
55.02-3 Dwelling diversity objective
The objective to this clause does not relate to the proposal.
55.02-4 Infrastructure objectives
To ensure development is provided with appropriate utility services and infrastructure.

To ensure development does not unreasonably overload the capacity of utility services and
infrastructure.
Standard Design response
Standard B4 The proposal fulfills the objective by meeting
the standard. The subject site is as of now
linked to, and connected with mains water,
sewerage, gas, power and telephone line. All
storm-water gathered from roofed and fixed
surfaces will connected to a municipality
discharge point as per regulation and
satisfaction rules stipulated.
55.02-5 Integration with the street objective
To integrate the layout of development with the street..
Standard Design response
Standard B5 The plan satisfies standard B5. The new
development design maintains the orientation
to the street, vehicle and pedestrian links to the
street. It also includes a low and permeable
front fence
55.03 SITE LAYOUT AND BUILDING MASSING
To ensure that the setbacks of buildings from a street respect the existing or preferred
neighbourhood character and make efficient use of the site
Standard Design response
Standard B6 Since there is no specified distance in a
schedule to the zone, the distance specified in
Table B1 will be used.
Front walls of proposed structure is fronting
the side street and it is at a corner, therefore it
should be setback at least the same distance as
the setback of the front wall of any existing
building on the abutting allotment facing the
side street or 3 metres, whichever is the lesser
under standard B6.
Similarly the Side walls of the proposed
structure position at a corner site will be

setback the same distance as the setback of the
front wall of existing building on the abutting
allotment facing the side street or 2 metres,
whichever is the lesser under standard B6.
55.03-2 Building height objective
To ensure that the height of buildings respects the existing or preferred neighbourhood
character..
Standard Design response
Standard B7 The proposed structure satisfies standard B7
Since the building has been proposed to be a
double storey building a maximum height for
the residential house will be 9.0 metres.
It should be noted that Schedule 1 to Clause
32.08 General Residential Zone does not
specify a maximum building height
requirement for a dwelling.
55.03-3 Site coverage objective
To ensure that the site coverage respects the existing or preferred neighbourhood character and
responds to the features of the site.
Standard Design response
Standard B8 According to standard B8, since no maximum
site coverage is specified in a schedule to the
zone, then it should cover a maximum of 60
per cent.
Though Schedule 1 to Clause 32.08 General
Residential Zone does not specify a maximum
site area covered by buildings.
55.03-4 Permeability objectives
To reduce the impact of increased storm-water run-off on the drainage system..
To facilitate on-site storm-water infiltration..

Standard Design response
Standard B9 The proposal satisfies the objectives by
meeting Standard B9.
The proposal's permeable surface area has not
been specified in a schedule to the zone,
therefore it will cover 20 percent of the site.
Though Schedule 1 to Clause 32.08 General
Residential Zone does not specify a minimum
Percentage for permeable surface area.
55.03-5 Energy efficiency objectives
To achieve and protect energy efficient dwellings and residential buildings.
To ensure the orientation and layout of development reduce fossil fuel energy use and make
appropriate use of daylight and solar energy.
Standard Design response
Standard B10 The proposal satisfies the objectives by
meeting Standard B10.
Ceiling, wall and floor insulation will be
installed to the satisfaction of the appropriate
authority, to ensure that the house has
comfortable warmth to the habitants.
55.03-6 Open space objective
To integrate the layout of development with any public and communal open space provided in or
adjacent to the development.
Standard Design response
Standard B11 According to standard B11, the proposed
design does not cover more than 60% of the
total site area and hence leaves enough area for
vegetation.
55.03-7 Safety objective

To ensure the layout of development provides for the safety and security of residents and
property.
Standard Design response
Standard B12 As per standard B12, the design meets the
standard as the covered entrances to the site are
visible from the street and the internal access
ways.
55.03-9 Access objective
To ensure the number and design of vehicle crossovers respects the neighbourhood character.
Standard Design response
Standard B14 The site is easily accessible from the street as
per standard B14. The access way has been
designed to adequately provide access for
service, emergency and delivery vehicles
55.04 AMENITY IMPACTS
55.04-1 Side and rear setbacks objective
To ensure that the height and setback of a building from a boundary respects the existing or
preferred neighbourhood character and limits the impact on the amenity of existing dwellings.
Standard Design response
Standard B17 The proposal satisfies the objective by meeting
Standard B17.
Since the distance is not specified in a schedule
to the zone, it will be advisable to apply 1
metre, plus 0.3 metres for every metre of
height over 3.6 metres up to 6.9 metres, plus 1
metre for every metre of height over 6.9
metres.
Though Schedule 1 to Clause 32.08 General
Residential Zone does not specify side and rear
Setback requirements.
55.04-2 Walls on boundaries objective
To ensure that the location, length and height of a wall on a boundary respects the existing or
Preferred neighbourhood character and limits the impact on the amenity of existing dwellings.

Standard Design response
Standard B18 The location, length and heights of walls
proposed on boundaries do not adversely
impact the amenity of existing dwellings.
It will be advisable that a new wall that will be
constructed on or within 200mm of a side or
rear boundary of a lot or a carport constructed
on or within 1 metre of a side or rear boundary
of lot should not abut the boundary.
Though Schedule 1 to Clause 32.08 General
Residential Zone does not specify wall on
boundary requirements.
55.04-3 Daylight to existing windows objective
To allow adequate daylight into existing habitable room windows.
Standard Design response
Standard B19 The proposal satisfies the objective by meeting
Standard B19.
New walls will be set back to allow adequate
daylight to existing habitable room windows
on the subject site and adjoining properties.
55.04-5 Overshadowing open space objective
To ensure buildings do not significantly overshadow existing secluded private open space.
Standard Design response
Standard B21 The proposal satisfies the objective by meeting
Standard B21.
5.05 ON-SITE AMENITY AND FACILITIES
55.05-1 Accessibility objective
To encourage the consideration of the needs of people with limited mobility in the design of
developments.

Standard Design response
Standard B126 The proposal satisfies the objective by meeting
Standard B25.
It is advisable the ground floor doors of the
proposed residential buildings should be wide
enough to allow accessibility to people with
limited mobility.
55.05-3 Daylight to new windows objective
To allow adequate daylight into new habitable room windows.
Standard Design response
Standard B27 The proposal satisfies the objective by meeting
Standard B27.
The development has been designed to allow
adequate daylight into new habitable room
windows.
All windows will have access to daylight and
there is no evidence of any structures that
would significantly reduce sunlight from
entering windows. All windows are located to
face an outdoor space clear to the sky.
55.05-6 Storage objective
To provide adequate storage facilities for each dwelling.
Standard Design response
Standard B30 The proposal satisfies the objective by meeting
Standard B30.
The development has been designed to provide
adequate storage facilities for each dwelling.
Conclusion

The planning policies that have been considered are as stated in the Brimbank Planning
Schemes. The planning report addresses all aspects of the proposed construction site. The
renewal of the dwelling on the land will impact positively to the development of the area.
However, the neighbouring residences will be affected during the period of construction, a factor
which will be highly reduced using different measures during the project.
Reference material
i. Brimbank Planning Scheme
ii. Design response sheets
iii. Photographic Exhibits