The canopy over the second floor north facing windows is 450mm deep and while not the ideal projection depth for the window height it will have some effect in reducing energy peak demand and on this occasion is accepted. However the applicant should still provide horizontal shading devices and of at least similar depth to the ones on the second floor to the other north facing windows on the ground and first floor. In regards to the west facing windows, the provision of operable external shading devices is preferable to fixed horizontal shading devices. Due to the low sun angles, normal fixed horizontal sun shading becomes ineffective. Therefore adjustable external shading devices should be used which could be in the form of operable louvres, sliding shutters or external blinds. Waste Management: The Waste Management Plan should specify the option for Council waste collections. Local Laws Crossover: – Proposed Plan does not show splay dimensions or crossover width. Building and Local Law would support the proposed crossover if the width and splays of the crossover are in accordance with the vehicle crossing policy. The above will form conditions of any approval granted. A summary of the comments received from the relevant external referral authority is listed below: VicRoads: No objection subject to a condition regarding the reinstatement of redundant vehicle crossings, as well as associated notes included on any approval granted. KEY ISSUES Strategic Justification The overarching policies and objectives at both a State and Local level encourage urban consolidation in established urban areas and medium density residential development in and around neighbourhood activity centres, where it is close to public transport. These strategies call for well-designed medium-density development that respects neighbourhood character, improves housing choice, makes better use of existing infrastructure and improves energy efficiency. Council's Municipal Strategic Statement (MSS) identifies the site as being within a Substantial Change Area. Clause 21.03 (Vision) seeks to direct higher density development to locations with the highest accessibility to public transport and services; being sites in and beside activity centres, beside main roads with trams and Smart buses and beside railway stations. Although not within an activity centre, the subject site directly abuts Commercially Zoned land to the east, located within the High on Tooronga Commercial Precinct, which consists of commercial facilities and community services for local and everyday retail, office and service activities.
The canopy over the second floor north facing windows is 450mm deep and while not the ideal projection depth for the window height it will have some effect in reducing energy peak demand and on this occasion is accepted. However the applicant should still provide horizontal shading devices and of at least similar depth to the ones on the second floor to the other north facing windows on the ground and first floor. In regards to the west facing windows, the provision of operable external shading devices is preferable to fixed horizontal shading devices. Due to the low sun angles, normal fixed horizontal sun shading becomes ineffective. Therefore adjustable external shading devices should be used which could be in the form of operable louvres, sliding shutters or external blinds. Waste Management: The Waste Management Plan should specify the option for Council waste collections. Local Laws – Crossover: Proposed Plan does not show splay dimensions or crossover width. Building and Local Law would support the proposed crossover if the width and splays of the crossover are in accordance with the vehicle crossing policy. The above will form conditions of any approval granted. A summary of the comments received from the relevant external referral authority is listed below: VicRoads: No objection subject to a condition regarding the reinstatement of redundant vehicle crossings, as well as associated notes included on any approval granted. KEY ISSUES Strategic Justification The overarching policies and objectives at both a State and Local level encourage urban consolidation in established urban areas and medium density residential development in and around neighbourhood activity centres, where it is close to public transport. These strategies call for well-designed medium-density development that respects neighbourhood character, improves housing choice, makes better use of existing infrastructure and improves energy efficiency. Council's Municipal Strategic Statement (MSS) identifies the site as being within a Substantial Change Area. Clause 21.03 (Vision) seeks to direct higher density development to locations with the highest accessibility to public transport and services; being sites in and beside activity centres, beside main roads with trams and Smart buses and beside railway stations. Although not within an activity centre, the subject site directly abuts Commercially Zoned land to the east, located within the High on Tooronga Commercial Precinct, which consists of commercial facilities and community services for local and everyday retail, office and service activities.