Local Planning Panel 3 April 2019 180, 182 St Johns Road, Glebe - - PowerPoint PPT Presentation

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Local Planning Panel 3 April 2019 180, 182 St Johns Road, Glebe - - PowerPoint PPT Presentation

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Local Planning Panel 3 April 2019 180, 182 St Johns Road, Glebe D/2018/1074 Applicant: Mr Giovanni Cirillo Owner: Kenrich Holdings Pty Ltd Architect: Mark Shapiro Architects proposal Alterations/additions to existing pub (Roxbury Hotel) and

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Local Planning Panel 3 April 2019

180, 182 St Johns Road, Glebe D/2018/1074 Applicant: Mr Giovanni Cirillo Owner: Kenrich Holdings Pty Ltd Architect: Mark Shapiro Architects

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proposal

  • Zoning: B1 (Neighbourhood Centre) permissible with consent

Alterations/additions to existing pub (Roxbury Hotel) and adjoining terrace, and use as boarding house and commercial tenancy:

  • Partial demolition and construction of three storey building
  • alterations to existing terrace
  • 33 room boarding house
  • separate ground floor commercial tenancy

recommendation

approved subject to conditions/refusal

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notification information

  • 24 September to 16 October 2019
  • 173 owners and occupiers notified
  • 16 submissions received

exhibition period

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submissions

  • loss of amenity (privacy, noise, overshadowing)
  • parking and traffic generation
  • heritage
  • housing diversity
  • safety and crime
  • economic impacts

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subject site submitters

submissions

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site

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view from St Johns Road looking east

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view from St Johns Road looking south east

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view from Forest Street looking north

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boundary between 178 (left) and 180 (right) St Johns Road

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site (left) and 25 Forest Street (right)

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basement floor plan

proposal

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ground floor plan

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first floor plan

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second floor plan

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roof plan

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north (St Johns Road) elevation

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west (Forest Street) elevation

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south elevation

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east elevation

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long section

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St Johns Road photomontage

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Forest Street photomontage

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materials

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compliance with key LEP development standards

control proposed compliance

height 12m 10.6m yes floor space ratio 1.5:1 (NB: additional 0.5 per SEPP) 1.99:1 LEP no SEPP yes

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compliance with DCP controls

control proposed compliance height in storeys 3 3 yes room size (self contained) 16.9 sqm single 20.9 sqm double 16.8-17.05m 20.22-29.89 no - minor no - minor

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compliance with DCP controls

control proposed compliance communal living area 74sqm 59.4sqm no communal

  • pen space

20sqm 58sqm yes bicycle parking 34 (1 per dwelling 1 commercial) 20 no

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SEPP (Affordable Rental Housing)

control proposed compliance floor space ratio 2:1 1.99:1 yes building height 12m SLEP max 10.6 yes solar access

  • min. 3hrs to communal

living area 6hrs yes

  • n site

manager On-site for >20 lodgers

  • n-site

manager yes

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SEPP (Affordable Rental Housing)

control Proposed compliance private open space 20sqm communal 8sqm manager 58sqm 8sqm yes motorcycle parking 1 per 5 rooms nil no room size (excl kitchen /bathroom) 12sqm single 16sqm double Not >25sqm ~12.8sqm ~15.8sqm yes no – minor yes

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Design Advisory Panel Residential Subcommittee

DAPRS reviewed the application on 6 November 2018 The panel generally supported the proposal for its response to context, scale and well resolved internal planning but raised the following concerns:

  • lack of setback to NE boundary
  • second floor open corridor not supported
  • privacy and activation at ground floor level
  • encroachments over the footway

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DAPRS continued...

  • preserve heritage integrity of the terrace
  • attenuate noise of a/c units
  • bbq area to be undercover

these issues have been addressed in amended plans

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issues

  • loss of amenity (privacy, noise, overshadowing)
  • parking and traffic generation (clause 4.6)
  • heritage

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loss of amenity

  • privacy and overlooking addressed to NE through:

– 2m to 3m setbacks – reduced glazing, use of obscure glass and privacy screens

  • operable screen design for ground floor windows to Forest St
  • communal areas and a/c units positioned to attenuate noise to residential

receivers

  • scale of building consistent with context and significantly below

maximum height, mitigating overshadowing

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seperation to NE boundary

3m 2m

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seperation to NE boundary

3m second floor 2m ground and first floor

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  • perable ground floor screens to Forest St
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parking and traffic

  • clause 4.6 request to vary motorcycle parking standard
  • compliance unreasonable and unnecessary because

– location well served by public transport – provision of parking would have adverse impact on streetscape – provision made for in excess of SEPP bicycle parking requirements

  • no provision for car parking

– not inconsistent with City provisions which are maximums – condition of consent restrict participation in resident parking permits – recomended condition requires additional bicycle parking

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heritage

  • exterior of terrace at No.180 to be restored consistent with period
  • awning heights and fenestration to new building works amended to adopt

cues from neighbouring contributory buildings

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heritage

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refurbishment works to 180 St Johns Road

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recommendation

  • approval subject to conditions

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