The Belsize Ave (4 storey 52 dwellings) Application

The building will be prominent in its existing context (due to the relative scale to neighbouring single storey dwellings) and will be visible from various vantage points. However, the design of the building through its use of alternate materials, breaks in the building length, side/rear setbacks and graduation of the height is considered acceptable.

COMMENT: Please define ‘acceptable’ especially when it is admitted that a 4 storey dwelling next to a single storey will be ‘visible’!

The proposed crossover from Belsize Avenue requires the removal of an existing street tree (Queensland Brush box located in front of 15 Belsize Avenue). Council’s Parks Services Department have consented to the removal of this street tree provided the cost is borne by the developer

Prior to the commencement of the development, a fee of $798 must be paid to the Responsible Authority for the removal and replacement of the existing street tree (Queensland Brush Box located on the nature strip of 15 Belsize Avenue). Removal of the street tree may only be undertaken by the Responsible Authority.

COMMENT: Is the tree healthy? How big? How old? What does it add to the street. Not a word about any of this.

22-26 Bent St Bentleigh – 15 properties notified – 36 objections – Another 4 storey

More intense building forms are emerging in the surrounding areas and this trend is expected to continue. Accordingly a 4 storey development of this nature is considered, in general, an acceptable response to policy, zoning, the site context and emerging neighbourhood character.

COMMENT: translated this means ‘more to come’

The building will be prominent in its existing context (due to the relative scale to neighbouring single storey dwellings) and will be visible from various vantage points.The design of the building generally seeks to reduce these visual impacts through its use of alternate materials, breaks in the building length and graduation of the height between each respective floor.

COMMENT: So currently the building is ‘prominent’ but given the rubber stamping of this street for 4 storeys Council can’t see anything wrong in getting the ball rolling

Balconies consequently reduced and such that they do not intrude into the increased setbacks by more than 2.5m (width).

COMMENT: why have setbacks at all if they can be overhung by 2.5 metres? Or are the setbacks there only to accommodate the developers design so he can squeeze some balconies in and not lose any apartments?

The amenity impacts to the private open space at the rear of 3/23 Vickery Street may experience overshadowing from 2pm onwards. The building should be redesigned so that this area remains unaffected by shadows up to 2pm.

COMMENT: This one we simply adore. Overshadowing ‘may’ occur but they are not sure. To compensate the poor resident at 3/23 Vickery St should have sunlight only up to 2pm. Never mind the hours of overshadowing post 2pm.

Loranne St -19 properties notified – 28 objections – another 4 storey

It is acknowledged that the proposed building at 4 storeys in height represents a change to this neighbourhood. However, in considering the merits of the proposed height, a number of contextual factors must be considered:

Σ The character of the wider area in general is undergoing change and will continue to do so, in accordance with State and Local Policy.

Σ Surrounding properties are within the Urban Village and may be subject to future redevelopment in line with policy and zoning.

Σ The design has been carefully sited with generous (in excess of 14m) setbacks from the street and will be appropriate to the scale and character of the area and the emerging character

COMMENT: oh dear – no problems here about setting a precedent – unlike the arguments that went with last meeting’s Hawthorn Road application. 14 metres set back sounds amazing until one realises this is referring to the 4 th storey level and not anywhere else. Pity this wasn’t made absolutely clear! Readers should also note that this is the ONLY application that has been accorded the privilege of having a distinct subheading – Neighbourhood Character. We presume that the other applications to not have any ‘neighbourhood character’ or simply aren’t worthy of this consideration since they have already been allowed to go to the dogs.

 

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