5.2024.134.1 - 33A Reen Street, St James (Closed)
Posted: 12/06/2024 Closing Date: 27/06/2024 12:00 AM
The Town has received a development application for a Single House at the above-mentioned property. In accordance with Local Planning Policy 37 – Community Consultation on Planning Proposals, you are invited to comment on the following:
Boundary Setbacks – The Residential Design Codes prescribes the minimum setback distance of buildings from boundaries other than the street. The application proposes variations to the setback of the following walls:
- Ground Floor wall to Living/Dining Room has been setback 1.1m in lieu of 1.5m to the eastern lot boundary.
- Ground Floor wall to Living/Dining Room has been setback 1m in lieu of 1.8m to the western lot boundary.
Maximum length of Boundary Wall – A boundary wall to the eastern lot boundary with a maximum length of 15.3m in lieu of a maximum length of 11.58m as permitted under the Residential Design Codes.
Maximum Height of Boundary Wall – A boundary wall to the western boundary with a maximum height of 3.8m above natural ground level in lieu of a maximum height of 3.5m as permitted under the Residential Design Codes.
Fill and Retaining behind Street Setback Line
- A retaining wall is proposed to be constructed along the western common boundary with HN 33B Reen Street, St James. The retaining wall is proposed to have a varying height with a maximum of 0.61 metres above natural ground level. The Residential Design Codes permit filling and associated retaining walls behind the street setback line and within 1.0 metre of a common boundary up to a maximum height of 0.5m above natural ground level.
- A retaining wall is proposed to be constructed along the northern common boundary with HN 122 Boundary Road, St James. The retaining wall is proposed to have a varying height with a maximum of 0.54 metres above natural ground level. The Residential Design Codes permit filling and associated retaining walls behind the street setback line and within 1.0 metre of a common boundary up to a maximum height of 0.5m above natural ground level.
Visual Privacy – The Residential Design Codes prescribes minimum setback distances for unscreened major openings from boundaries in order to achieve a reasonable level of privacy. The application proposes variations as follows:
- The cone of vision from the Kitchen and Scullery windows to the western lot boundary overlook HN 33B Reen Street, St James
The relevant design principles that the proposal will be assessed against are as listed below:
5.1.3 Lot boundary setbacks
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Planning document
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Residential Design Codes (R-Codes) Volume 1
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Design element
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C3.1
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Relevant design principle(s)
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P3.2 Buildings built up to boundaries (other than the street boundary) where this:
- makes more effective use of space for enhanced privacy for the occupant/s or outdoor living areas;
- does not compromise the design principle contained in clause
- does not have any adverse impact on the amenity of the adjoining property;
- ensures sunlight to major openings to habitable rooms and outdoor living areas for adjoining properties is not restricted; and
- positively contributes to the prevailing or future development context and streetscape as outlined in the local planning framework.
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5.1.3 Lot boundary setbacks (Boundary Walls)
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Planning document
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Residential Design Codes (R-Codes) Volume 1
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Design element
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C3.2
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Relevant design principle(s)
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P3.2 Buildings built up to boundaries (other than the street boundary) where this:
- makes more effective use of space for enhanced privacy for the occupant/s or outdoor living areas;
- does not compromise the design principle contained in clause
- does not have any adverse impact on the amenity of the adjoining property;
- ensures sunlight to major openings to habitable rooms and outdoor living areas for adjoining properties is not restricted; and
- positively contributes to the prevailing or future development context and streetscape as outlined in the local planning framework.
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5.3.7 Site works
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Planning document
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Residential Design Codes (R-Codes) Volume 1
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Design element
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C7.1, C7.2 & C7.3
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Relevant design principle(s)
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P7.1 Development that considers and responds to the natural features of the site and requires minimal excavation/fill.
P7.2 Where excavation/fill is necessary, all finished levels respecting the natural ground level at the lot boundary of the site and as viewed from the street.
P7.3 Retaining walls that result in land which can be effectively used for the benefit of residents and do not detrimentally affect adjoining properties and are designed, engineered and landscaped having due regard to clause 5.4.1.
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5.4.1 Visual privacy
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Planning document
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Residential Design Codes (R-Codes) Volume 1
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Design element
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C1.1 & C1.2
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Relevant design principle(s)
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P1.1 Minimal direct overlooking of active habitable spaces and outdoor living areas of adjacent dwellings achieved through:
- building layout and location;
- design of major openings;
- landscape screening of outdoor active habitable spaces; and/or
- location of screening devices.
P1.2 Maximum visual privacy to side and rear boundaries through measures such as:
- offsetting the location of ground and first floor windows so that viewing is oblique rather than direct;
- building to the boundary where appropriate;
- setting back the first floor from the side boundary;
- providing higher or opaque and fixed windows; and/or
- screen devices (including landscaping, fencing, obscure glazing, timber screens, external blinds, window hoods and shutters)
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