2 Duplexes at Wall St: Land use and Subdivision
Character and Amenity and Design and Layout:
The proposal provides for the efficient use of land for intensified residential development within the General Residential Zone, wherein such patterns of development are anticipated and provided for.
The site is large enough to comfortably accommodate the development, including outdoor space requirements without resulting in a cramped appearance. The arrangement and design of the units achieves an attractive appearance that enables passive surveillance of the street from the duplexes. Infringements relating to site coverage are negligible and will not compromise amenity values as the development matures. Requirements for the formation of the parking and driveway areas will allow for all-weather use and help to protect the amenity values of neighbouring properties. Compliance with the submitted plans, including the landscaping proposals will achieve a development that will maintain residential amenity values.
While the proposal infringes standards relating to separation distance of vehicle crossings the safety and efficiency of the wider road network and the operation of existing crossings will not be adversely affected.
Council’s Consultant Geotechnical Engineer has reviewed the submitted geotechnical report and is satisfied that provided the recommended conditions are imposed, the proposal will not result in a significant risk from natural hazards. Council’s Strategic Development Unit has reviewed the submitted flood risk assessment and is satisfied that the flood risk hazard is mitigated with Finished Floor Levels set above the flood level reducing any effects on-site. The displacement of flood waters into the surrounding flood area/catchment is mitigated to a practicable extent.
Proposed consent conditions will provide for erosion and sediment management. These requirements will ensure that no temporary adverse effects will arise.
Three Waters Infrastructure:
The proposal has demonstrated how efficient use will be made of water and how stormwater will be managed to avoid adverse effects on existing infrastructure and on the wider environment. Connections will be required to the public water and wastewater reticulation network and engineering requirements for water, wastewater and stormwater (soakage) will ensure that the development will be adequately provided with services when completed. Examination of the engineering plans and auditing of the works will allow Council to confirm that the engineering aspects of the work have been satisfactorily completed.