www.hamessharley.com.au

FISHERMAN BAYCONCEPT PLAN &

BUILT FORM STUDYV2_FINAL_JANUARY 2015

2

Stuart Headland

SENIOR PLANNER

E: s.headland@hamessharley.com.au

HAMES SHARLEY Level 15, 19 Grenfell Street, Adelaide t +61 8112 3400

www.hamessharley.com.au

Version 2 - Final - January 2015

V2_FINAL_JANuAry 2015 3

contentsSECTION 11.0 EXECuTIVE SuMMAry1.1 BACKGrOuND 1.2 FrEEHOLD PrOCESS1.3 DEVELOPMENT PLAN1.4 EXISTING CHArACTEr ANALySIS1.5 STAKEHOLDEr ENGAGEMENT1.7 CONCEPT PLAN AND BuILT FOrM GuIDELINES1.8 VISION1.9 CONCEPT PLAN

SECTION 22.0 CONCEPT PLAN AND BuILT FOrM GuIDELINES2.1 VISION2.2 CONCEPT PLAN2.3 BuILT FOrM GuIDELINES2.4 FrONT SETBACKS2.5 rEAr SETBACKS2.6 OVErSHADOWING2.7 SIDE SETBACKS2.8 BuILDING HEIGHT2.9 FENCING2.10 DENSITy & LAND DIVISION2.11 PArKING & GArAGING2.12 PrIVATE OPEN SPACE & BACKyArDS2.13 SETBACKS TO INFrASTruCTurE2.14 OTHEr STruCTurES2.15 FLOOr LEVEL AND FLOODING2.16 BuILT FOrM GuIDELINES SuMMAry

HAMES SHARLEY 4

1.0 Executive Summary

The District Council of Barunga West has engaged Hames Sharley to undertake a Built Form Study and preparation of a Concept Plan for the current Fisherman Bay settlement. Located approximately 5 kilometres north of Port Broughton, Fisherman Bay is a group of approximately 400 dwellings ranging in size from less than 40m2 up to 200m2. The majority of the land at Fisherman Bay is currently managed by Fisherman’s Bay Management Pty Ltd who issue Licences to Occupy to individuals to construct dwellings. The roads, water, and sewer infrastructure is all owned by Fisherman’s Bay Management Pty Ltd.

Over the past 14 years, Fisherman Bay Management has been moving toward the process of free holding, involving the creation of individual allotments and legal formation of roads and infrastructure. The process has involved a land division application along with infrastructure approvals of a sea wall and sewer treatment facility.

The Concept Plan identifies issues that relate to the overall form of the settlement rather than individual allotments. Many of the items raised within the Concept Plan will be the responsibility of Council once freeholding occurs.

Traditionally, housing forms have been cost effective modest ‘shack’ type homes due to the uncertainty of tenure and inability for owners to secure mortgages over the land they occupy. When freeholding occurs, the change in tenure will allow owners to secure finance against the property and therefore access additional funds. Combined with certainty over future ownership, it is expected that new housing will be developed within Fisherman Bay. Given the small allotment sizes and unique character, Council are seeking to ensure their Development Plan encourages development, whilst also managing the impact that substantial redevelopment may create.

The Built Form Guidelines are intended to be a precursor to a future DPA for the Fisherman Bay settlement.

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HAMES SHARLEY 6

SECTION 1 INVESTIGATIONS 7

SECTION 1 INVESTIGATIONS

HAMES SHARLEY 8

Fisherman Bay, located approximately 165km north west of Adelaide on the western side of the yorke Peninsula. Located 5km from the township of Port Broughton the settlement is only accessible by Fisherman Bay road. The settlement is located on the northern point of the headland which creates a sheltered bay and tidal inlet.

A small-scale beach side settlement, with 75% of all dwellings being used as holiday homes population significantly increases during peak holiday periods. Located on a headland which is surrounded on three sides by the coast, the land comprises approximately 400 lease hold allotments and shacks located on Crown land. There are a small number of freehold allotments (less than 5) within the settlement.

The current licences are held by residents through the Fisherman Bay Management Authority. The settlement was established when the original land owner permitted friends and family to erect shelters adjoining the sea for holiday homes. As this practice grew the formality of licences, number of homes and level of infrastructure provision increased over a number of years to what is currently seen today.

The Fisherman Bay township was historically established as a private holiday settlement where shack dwellings are granted licences to occupy. Now approximately 400 licences are issued and individual licences holders who “own” the building on the land they lease. With the intent to create approximately 400 residential allotments of various sizes free holding will have significant impacts on current and future residents, Council’s involvement in asset maintenance and community expectations.

FISHERMAN BAY MANAGEMENT PTY LTD

Fisherman Bay Management Pty Ltd, (FBM) own the majority of the land within Fisherman Bay. Licences are issued for the building footprint of individual dwellings. Therefore, essentially FBM have total control over individual tenure and built form. FBM have controlled building requirements in the past such as not permitting fencing and managing antisocial behaviour by not renewing licences.

1.1 Background

SECTION 1 INVESTIGATIONS 9

Fisherman Bay proximity to Port Broughton

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Fisherman Bay, South Australia; areas by land/lease type

Leasehold land to Fisherman Bay Management Authority Freehold land Crown land

SECTION 1 INVESTIGATIONS 11

FREEHOLD PROCESS

The process of freeholding at Fisherman Bay has been lengthy and complex. A number of issues remain outstanding, however the process moving forward has been outlined below. The flow chart also outlines the steps required to undertake a Development Plan Amendment. Free holding will permit finance to be gained via motgages. Therefore the DPA process and housing application process are fundamentally linked with the freeholding process in terms of desired outcomes and timing.

To achieve freeholding, a land division is required to be approved, therefore creating individual allotments. Linked with the assessment of a land division application is the assessment and provision of appropriate infrastructure. A sea wall application has been approved, granting consent for a sea wall to be constructed around the settlement effectively protecting existing dwellings from tidal flooding.

Fisherman Bay Management have also undertaken significant design and gained approvals for the sewer infrastructure required to service the township. At this point in time the sewer infrastructure is designed to be privately owned by FB Water Treatment Services Pty Ltd. Other infrastructure including water provision, communications and electricity are also to be provided to the site in accordance with relevant authority standards.

Public areas such as roads and reserves are to be gifted to Council. Council have the ability to require the developer to construct stormwater, roads and reserves to their desired standard.

In addition to approvals and infrastructure a number of sale contracts exist between future land owners and Fisherman Bay Management Pty Ltd for the sale of the properties once titles are issued.

Fisherman Bay Management

Detailed Engineering

Designs

Fisherman Bay Management Civil

Infrastructure Construction or Bonding of works

Fisherman Bay Management Land

Division Application

Individual Titles Released & Land Settlement. Free

holding

Statement of Intent Investigations Draft DPA Final DPADevelopment Plan

ChangedDistrict Council of Barunga West - Fisherman Bay

Concept Plan Report

DCBW - Road & Stormwater Assessment

Development Applications Assessed

by DCBW

DAC (State Government) Planning Assessment

Minister Sign Off Minister Sign OffConsultation

Application for new homes

at Fisherman Bay Lodged by

Residents

Lands Title Office Process

Fisherman Bay Management Land

Sea Wall Application

1.2 Fisherman Bay Freehold ProcessFr

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1.3 Current Development Plan

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275 09’30”o

319 42’40”o

295 14’40”o

287 12’50”o

34516’10”

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35305’

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22 07’20”o

274 28’20”o

36.40m

14.20m

7.18

FP2184PT LOT 1

m

24m

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53.64m54.91m

159.06m

70.85m

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Land Not Withina Council Area

(Coastal Waters)

Fisherman Bay

BARUNGA WEST COUNCIL

Zone Map BaW/9FISHERMANS BAY

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Lamberts Conformal Conic Projection, GDA94

Zones

Coastal ConservationCstCon

Coastal SettlementCstSe

Primary ProductionPrPro

TownshipT

Zone Boundary

Development Plan Boundary

Consolidated - 29 November 2012

Fisherman Bay is currently located within two separate zones as identified in the adjacent plan. The Coastal Settlement Zone and Township Zone.

Coastal Settlement Zone

Desired Character: The zone comprises part of the township of Fisherman Bay and contains houses that are exposed to coastal hazards (such as seawater flooding or erosion). The coastal hazard issues should be addressed through coastal flooding and sea level rise mitigation measures to the satisfaction of the Coast Protection Board. Any future division of land at Fisherman Bay to occur once appropriate coastal protection measures against coastal erosion, sea and stormwater flooding, sand drift and the management of other coastal processes to protect the development have been established.

Township Zone

Desired Character: With regard to Fisherman Bay township, it is located on a headland surrounded on three sides by the coast. Fisherman Bay was historically established as a private holiday settlement where shack dwellings are granted licences to occupy, with an intent to create approximately 400 residential allotments of various sizes, once appropriate coastal protection measures against coastal erosion, sea and stormwater flooding, sand drift and the management of other coastal processes to protect the development have been established.

The proposed diversity of allotment sizes within the Fisherman Bay township needs to be maintained, and additional demands on existing infrastructure are to be limited. The township should be protected through coastal flooding and sea level rise mitigation measures to the satisfaction of the Coast Protection Board.

Form and Character: Dwellings at Fisherman Bay should be designed with road frontages, front and side setbacks, site coverage and building heights that complement the predominant character of existing development at the established settlement.All development at Fisherman Bay should have a minimum site level of 3.15 metres AHD and a minimum flood level of 3.40 metres AHD.

A dwelling at Fisherman Bay should have a minimum site area that is consistent with the established development pattern within the existing settlement.

SECTION 1 INVESTIGATIONS 13

Low Roof Pitch

Consistent throughout Fisherman Bay is the appearance of low roof pitches, which lessen the impact of verticality through the roof structure However, some homes do contain a traditional steep gable, they are fewer than the lower roof pitched homes. The low pitches, combined with small building envelopes has resulted in small roof forms.

To understand the existing built character in Fisherman Bay a number of particular elements were explored including roof pitch, building size, building styles, materials, setbacks, allotment orientation, allotment size and road patterns. The key findings that determine the character are outlined below.

Small Setbacks

Narrow side setbacks and small front setbacks are consistent throughout Fisherman Bay. The small setbacks provide the maximum footprint for housing on each allotment.

Garaging is scarcely seen in Fisherman Bay, with residents and visitors typically parking at the front of their allotment.

Lightweight Building Materials

Lightweight building materials are used extensively throughout Fisherman Bay. Fibre cement sheet, timber ‘weather board’, and corrugated iron feature on most properties throughout the township.

No Fencing

The lack of fencing as a result of the licence tenure creates a very open character. Pedestrians are able to freely move between homes.

It also affords the possibility of moving vehicles close to houses, to allow traffic to move down the street in each direction; uninterrupted of parked vehicles.

Low Ceiling Heights

Ceiling heights are generally low. Most homes are between 2200mm and 2400mm. reduced heights provide a reduced finished building height, and a streetscape which reflects smaller dwellings and a very low scale of built form.

Modest Building Size

The scale of built form in Fisherman Bay is kept realistic; giving a sense of a true holiday ‘shack’ town, rather than a built seaside town.

1.4 Existing Character Analysis

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North South Orientation

Allotments are typically orientated on the north south axis as most roads run east west. North south allotments represent approximately 80% of all allotments. East/west allotments are typically seen along beachfront areas.

Roads

road treatment and width also varies, with only two roads being sealed, but most an average of 11 metres wide.

Whilst based on a grid pattern the existing roads have been terminated as some points to prevent through traffic. This has resulted in quiet streets, however the layout can also be difficult to navigate via car.

Public Spaces

Given the lack of formal allotment boundaries and fences, essentially roads and pathways between buildings are all public spaces. The most significant public space the foreshore that includes play spaces and a bot ramp.

Allotment Size

Allotments are typically between 250m2 and 350m2. Depths are typically less than 25m and width ranges from 10 to 13 meters wide. The irregularity of allotment pattern has informed the varied housing form.

SECTION 1 INVESTIGATIONS 15

Secondary Stakeholders

RATIONALE

In order to educate the existing residents, capture the history of the site and understand what future owners desire for Fisherman Bay a number of primary stakeholders were identified. In addition to the primary stakeholders, secondary stakeholders have also been identified as important in the process once the guidelines and concept plan have been establised. .

Primary Stakeholders include:

• Fisherman Bay Management Pty Ltd• Existing Licence Holders. • Barunga West Council and Staff• Tonkin Engineering ( Advisors to Fisherman Bay Management)• Botten Levinson Lawyers (Advisors to Fisherman Bay Management)• Coastal Protection Board

Secondary Stakeholders:

• General public, in particular Barunga West residents. • Builders• State Government

A stakeholder engagement strategy has been developed and initial primary stakeholder engagement has been completed. Engagement tasks undertaken are outlined below. The following section outlines the outcomes from each session:

• Individual meeting with Fisherman Bay Management Pty Ltd• 2 Licence Holder meetings.• Licence holder mail out. • 2 Elected member workshops with Barunga West Councillors. • Discussions with the Coastal Protection Board• Discussions with Tonkin Engineering. • Discussions with Botten Levinson Lawyers

Engagement has been designed to capture a broad range of information regarding all aspects of Fisherman Bay to inform the Concept Plan and Built Form Guidelines. Additional engagement around the recommendations in this report will be undertaken.

1.5 Stakeholder Engagement

Primary Stakeholders

Barunga West Council

Existing Licence Holders

Fisherman Bay Management - inc

Botton Levinson Lawyers

Tonkin Engineering

Coastal Protection Board

General Public

Builders

State Government

Barunga West Residents

HAMES SHARLEY 16

ELECTED MEMBER WORKSHOPS

Two elected member workshops have occurred. The first in July 2014 and the second in September 2014. The goal of the workshops was to agree on some general built form directions and to understand the implications that new development in Fisherman Bay will have on Council decisions, staff and stakeholders.

The key outcomes included:

• Fisherman Bay does have a unique character.• Balance any new policy to enable new development whilst retaining character of Fisherman Bay.• Small setbacks are supported.• Creation of coordinated development sites supported if designed appropriately.• 3 levels may be supported but needs to be carefully designed.• Infrastructure issues need to be considered.• Opportunity for integration of open space into concept plan.

FISHERMAN BAY MANAGEMENT

A workshop with representatives from Fisherman Bay Management was held in August 2014. Key outcomes from the workshop included:

• Seeking to ensure flexibility is maintained for future owners.• recognise the issues around fire rating and building code compliance.• The team is currently undertaking civil design.• Approval has been achieved to operate vacuum sewer. (private)• Sea Wall Approval has been granted• Focused on the issues surrounding free holding.• FBM are not be looking to play an active management role or hold an encumbrance once free holding is

complete.

Additional discussions with Tonkin Engineering and Botten Levinson Lawyers regarding status of engineering design and freeholding process was also undertaken.

SECTION 1 INVESTIGATIONS 17

LICENCE HOLDERS

Given the large number of licence holders, each licence holder was sent a letter seeking their input into the concept plan and built form guidelines. Two public meetings were held, one in Adelaide and one in Fisherman bay in August. Additionally written responses were encouraged from those who could not make the sessions.

The meetings were designed to be interactive, giving the opportunity for lease holders to voice their opinions on what the future of Fisherman Bay could be. Participants were encouraged to place “sticky dots’ on interactive boards that would gauge the level of support or otherwise for particular building or concept plan elements.

A copy of the “sticky dot charts” are attached as an appendix to this report.

Letter sent to Lease Holders

170 People Engaged With The Process

90 Attendees 45 Attendees 30 Responses 5 Direct Responses

20 August MeetingPort Broughton Town Hall

21 August MeetingBurnside Community Centre

Hard Copy Questionnaire

Direct Contact Details

HAMES SHARLEY 18

LICENCE HOLDERS

In summary, the lease holder discussions and feedback from boards and written responses is outlined below:

CharacterThe community feel, charm and character of Fisherman Bay should be retained. residents like the safe feeling and community atmosphere that is achieved.

SetbacksLease holders are comfortable with close setbacks even zero metres in some instances.

HeightBuildings should be a maximum of 2 levels.

Perception of Visual and Acoustic PrivacyLease holders appreciate that the current community atmosphere is achieved through the lack of fencing and “closeness of buildings”

Private OpenspaceAgreement that limited back yard spaces are appropriate.

Public Facilities & AmenityThere is a strong desire for a local shop.

Vehicle parking on streetExisting lease holders acknowledge that vehicles may need to be parked on the street.

OvershadowingLease holders are not primarily concerned with overshadowing of their property from other properties.

Redevelopment Time FramesMost people may look at rebuilding in the medium term rather than the short term.

SECTION 1 INVESTIGATIONS 19

LICENCE HOLDERS

20 August 2014 Lease Holder Consultation

HAMES SHARLEY 20

SECTION 2 21

SECTION 2 CONCEPT PLAN

& BUILT FORM GUIDELINES

HAMES SHARLEY 22

2.0 Concept Plan and Built Form Guidelines

CONCEPT PLAN AND BUILT FORM GUIDELINES

To create a robust concept plan that achieves appropriate outcomes, a number of factors must be taken into account. The following Concept Plan and Guidelines are not purely a reflection of exact community desires or specific stakeholder direction, but rather seek to establish a robust and sustainable framework to manage the future growth of Fisherman Bay.

Best practice, creativity, engagement outcomes, specialist advice, research and investigations have all been used to create the following plans and guidelines.

The design outcomes and suggested policy seek to translate the information gathered during initial investigation phases into a concept plan supported by guidelines.

SECTION 2 23

2.1 Vision

CONCEPT PLAN AND BUILT FORM GUIDELINES

The following vision has been established to capture the essence of the future of Fisherman Bay, fundamentally all design and built form decisions should at their core seek to strengthen and maintain the following vision:

A number of Guiding Principles have been established to support the vision:

1. Encourage Development - Existing housing stock in many cases is in need of major structural or environmental health remediation work. The concept plan and built form guidelines are designed to encourage redevelopment. 2. Create Desirable Living Environments - Whilst allotment sizes are small, individual homes can still achieve high levels of internal residential amenity. 3. Foster Existing Community - The sense of community at Fisherman Bay is strong and should be enhanced. Public spaces and opportunities for casual public interaction will be important to maintain this key feature of Fisherman Bay. 4. Respect Scale - Whilst redevelopment is desired, the scale and intimate nature of the streetscape is to be respected.

‘Fisherman Bay will continue to be a desirable living environment with new housing

respecting the scale of the current built form whilst encouraging a renewal of existing

housing stock. A sense of community will be retained through close setbacks, slow

speed environments, community facilities and upgraded infrastructure.’

HAMES SHARLEY 24

2.2 Concept Plan

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RESERVE - BEACH FRONT

RESERVE - PLAYGROUND

RESERVE - OPEN SPACE

RESERVE - COASTAL

RESIDENTIAL ALLOTMENT

AGRICULTURAL LAND

TRAFFIC CALMING DEVICE

POSSIBLE BEACH CONNECTION

FUTURE WALKING TRAIL

FUTURE SEA WALL

POSSIBLE OVERLAND STORMWATER

EFFLUENT POND

ENTRY STATEMENT

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© Hames Sharley

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FISHERMAN BAY BUILT FORM STUDYSITE PLAN Preliminary

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POSSIBLE FUTURE SOUTHERN EXPANSION

The concept plan below outlines the key elements to Fisherman Bay and seeks to establish a framework to guide future development.

SECTION 2 25

ROAD NETWORKThe road network is maintained in the current form, however existing road blocks are to be removed to allow greater vehicle permeability and legibility for emergency vehicles. Snapper road has been established as the main through road into to the foreshore. Additional traffic calming devices such as slow points and offset intersections have been identified to be used throughout the concept plan to slow traffic moving through minor streets.

OPENSPACE AND RESERVESTwo small reserves will be created as part of the freeholding, however the main openspace area will be the foreshore. The foreshore should become the focus of recreational activity within the town.

WALKING TRAILSA walking trail along the foreshore is identified with the possibility of incorporating an additional boardwalk through some of the existing low lying areas to the east of Fisherman Bay. The ability to connect Fisherman Bay with Port Broughton via a walking trail along the foreshore is highly desirable.

LAND USEThe concept plan is typically all residential, however opportunities for retail uses around the foreshore area and existing community hall exist if commercially viable. Whilst economically it may not be viable to support a shop full time, there may be opportunities to create temporary or pop up retail uses in peak periods.

FOOTPATHSGiven the slow traffic environment sought to be created, narrow road reserves and informal nature of verges/kerbs likely to be constructed, footpaths are not considered vital. rather than creating formal footpaths, the concept plan places more emphasis on slowing traffic to enable pedestrians to move freely within the roadways effectively reinforcing the existing shared use character of the roads.

SOUTHERN EXPANSION The existing land to the south of the current township is physically connected to infrastructure and services. The land to the south may be appropriate for future expansion of residential land.

ROAD CROSSSECTIONTwo types of road edge treatments are proposed under the upgrade of roads and road infrastructure in Fisherman Bay:Swales: In higher, flatter geographic areas which don’t carry the same volume of sitting water as lower areas would, a swale system is proposed, which acts as a biological filter to the stormwater which runs off from roofs and roads. The swale type has further benefits of softening a streetscape and incorporating landscape which feature native vegetation, a low capital cost in comparison with a kerb type, and visible pollution and blockage filters. and Kerbs: In lower-lying geographic areas which are subject to larger volumes of water - through rainfall and stormwater runoff - a typical kerb is proposed. In both cases it is expected that parking will occur within verge areas and on road reserves for visitors. The ability to park vehicles within the verge/road reserve will need to be reflected in detailed engineering design.

ENTRY STATEMENTGiven the slow speed environment sought to be created, sense of community to be maintained and desires for redevelopment, a new entry statement that slows traffic once entering the town and creates an iconic signage element is proposed.

2.3 Concept Plan Key Features

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TYPICAL SWALE SECTION

s w a l ea l l o t m e n t s w a l e a l l o t m e n tr o a d

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TYPICAL KERB SECTION

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k e r b /a l l o t m e n t k e r b /g u t t e r g u t t e r a l l o t m e n tr o a d

Concept Road Cross Sections

SECTION 2 27

2.4 Built Form Guidelines

DESIRED OUTCOME

The following guidelines are intended to provide an evidence based approach to managing new housing outcomes at Fisherman Bay.

Given the wide range of proposed allotments and existing built form within the town, establishing a consistent character is difficult. Additionally, the rate of development is unknown, therefore housing stock renewal will take a number of years.

The following guidelines are informed by the following principles:

• All guidelines must be evidence based. • Encourage the redevelopment of sites by enabling the form of

development desired by future owners. • Achieve consistency in approach, however also remain flexible given the

irregularities currently at Fisherman Bay. • Easy to understand and interpret. • Manage building costs by not placing unnecessary requirements on all

homes. • Aim to achieve at least 100m2 of internal living spaces for the majority of

allotments - the size of a modest 3 bedroom home.

FACTORS THAT INFLUENCE DESIGN GUIDELINES

• The majority of allotments within Fisherman Bay are orientated on the North-South Axis.

• Most allotments are between 250 and 350m2. • Most allotments are less than 25m in depth. • Most allotments are between 10m and 13m wide. • Through consultation it became evident that the level of residential

amenity expected in Fisherman Bay is less than in other areas.

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2.5 Front Setbacks

R O A D

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MAX.

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6m4m

EXISTING RESIDENCE EXISTING RESIDENCEPROPOSED DEVELOPMENT

EXISTING RESIDENCE EXISTING RESIDENCEPROPOSED DEVELOPMENT

Desired Outcome:• Achieve consistency in streetscape• Achieve a relationship between existing

and new development• Create usable building envelopes on

smaller allotments• Enable landscaped street frontages• Surveillance and connection with street

which reinforces community feel

Policy:Primary street front setbacks should be a minimum front setback of 3.0 metres, and a maximum front setback of 6.0 metres.

Except, where an existing neighbouring dwelling has a front setback of less than 3.0 metres, the proposed home may build to the same setback of the neighbouring allotment. Rationale:• Majority of homes are setback between 3m

and 5m currently• Achieve a usable building envelope on

small allotments. • Maintain existing setback pattern• Lessen impact to undeveloped sites• review from Leaseholder feedback

SECTION 2 29

12:00PM 3:00PM 9:00AM

23m

15m

9m

NORTH

12:00PM 3:00PM 9:00AM

11m

6m

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3m3m

WINTER SUN (JUNE 21) - SINGLE STOREY

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WINTER SUN (JUNE 21) - DOUBLE STOREY

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WINTER SUN (JUNE 21) - DOUBLE STOREY WITH PODIUM TO REAR BOUNDARY

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Desired Outcome:• Allow for sunlight penetration on northern

aspect rooms facing a rear boundary• Provide usable private space• Varied rear setback dependant on number of

storeys of dwelling• Ensure usable building envelopes.

Policy:

Single Level - 3mSetback to upper level - 6m

Double-fronted homes should achieve at least a 3m setback to a reserve.

Rationale:

rear setbacks have been established through an analysis of shadow diagrams for the expected building forms.

For the purpose of this analysis, a single storey dwelling has a gutter line height of 2.55m, and a roof pitch of 22 degrees which is constant throughout each of the analysis for consistency of comparison.

The double storey dwellings have a 5.8m gutter line height, and the podium is set in 3m from the rear wall of the dwelling.

The angles for winter only have been considered, as it is during these months that the sun is lowest and subsequently casts the longest shadow - and therefore has the biggest impact on overshadowing and therefore the justification of a rear setback.

Majority of allotments are north-south facing.

2.6 Rear Setbacks

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12:00PM 3:00PM 9:00AM

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23m

15m

9m

WINTER SUN (JUNE 21)

SUMMER SUN (DECEMBER 21)

NORTH

NORTH9m

2.7m

2m

In the diagrams to the right are the winter and summer sun angles, at 9am, 12pm, and 3pm; a two storey dwelling, with a 5.8m gutter line and a 22 degree roof pitch.

This allow us to calculate overshadowing; and the lengths of shade projected from a given point - typically a gutter line or the pitching point of a roof when the angle of the sun is particularly low (at early and late times of the day during winter).

Comparing a single storey dwelling with a two storey dwelling, at any time of the day the distance of shadow cast on the ground plane is doubled, which would have further implications when a neighbouring allotment to the rear (which would be overshadowed) is considered.

Double Storey

SECTION 2 31

12:00PM 3:00PM 9:00AM

12:00PM 3:00PM 9:00AM

20m

12m

6m

WINTER SUN (JUNE 21)

SUMMER SUN (DECEMBER 21)

NORTH

NORTH5.5m

1.4m

1m

The diagrams adjacent are the winter and summer sun angles, at 9am, 12pm, and 3pm; a two storey dwelling with a 5.8m gutter line, a rear setback to the upper level of 6m (which allows for greater sun penetration/reduced overshadowing) and a 22 degree roof pitch.

This allow us to calculate overshadowing; and the lengths of shade projected from a given point - typically a gutter line or the pitching point of a roof when the angle of the sun is particularly low (at early and late times of the day during winter).

For the winter months, we can conclude that with only a 6 metre setback to the upper level, the difference of shadowing on the ground plane at each time of the day is reduced by an average of 3 metres, effectively resulting in a similar shadow that a single level dwelling constructed 3m from the rear boundary would cast.

Double Storey with 6m rear setback to the upper level

HAMES SHARLEY 32

2.7 Building Style

Desired Outcome:• Create a high level of streetscape amenity. • Provide housing choice and diversity.

Policy:All homes should have feature front windows that face the street and a front door also facing with covered entry porch/portico or verandah.

The Coastal Conservation Zone may include homes oriented to facing the sea, such as along Whiting road.

Light-weight materials such as fibre cement cladding and metal sheets shall be finished with a paint finish rather than being highly reflective.

roof forms should be simple and in the form of low pitch gables or skillion roofs. Where a building creates a large footprint ,a lower roof pitch should be used to reduce the dominance of the roof form.

Rationale:Blank walls to the street will be detrimental to the sense of community desired.

Encouraging direct access to front doors front the street will increase activity within front yards and provide activity to the street.

Whilst we understand from consultation that light weight homes are more likely than brick and render homes, the policy should not preclude one or the other.

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2.8 Side Setbacks

Desired Outcome:• Maximise building envelopes• Where possible, create separation between

buildings

Policy:New side setbacks from allotment boundaries are to be established with the following requirements:

Ground level: 0m (for a maximum length of 8m) on one side.The opposite side should achieve a 1m setback.

Upper levels: 1m to each side boundary.

Rationale:• Narrow allotments still able to be developed• Desires of current leaseholders• Lots with North/South orientation still afford

solar access to yard/house.

Built on Boundary

1m off boundary

Creation of 1m separation between buildings where possible.

Fire rating between homes that currently

do not meet the Building Code in terms of

fire separation due to close setbacks may

need to occur before titles can be issued for

individual allotments.

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2.9 Building Height

Desired Outcome:• Achieve building scales that are

compatible with Fisherman Bay• Encourage redevelopment where

possible. • Allow for at least 100m2 of floor space, whilst

still maintaining lower building costs, and maximising usable ground floor area for vehicle and boat storage

Policy:

Two Storey homes are permitted.

Three level homes may be permitted where the third level achieves setbacks that reduce the impact in terms of streetscape character, over shadowing and restriction of views are achieved.

Rationale:• Three level homes may be appropriate

in particular locations as long as overshadowing and impact on streetscape is managed.

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2.10 Fencing

Desired Outcome:• Maintain open, communal feeling• Enable security when required. • Create consistency with balance of Council

area.

Policy:No Policy Proposed

Rationale:• The Development Act 1993 enables a

fence to be constructed along a boundary without Council consent. The Fencing Act (SA) outlines the appropriate approvals and cost sharing between neighbours.

• A Council Development Plan cannot control fencing below 2100mm, therefore Council can have no control over fencing outcomes.

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2.11 Density and Land Division

Desired Outcome:• Enable redevelopment opportunities where

appropriate. • Manage impact on infrastructure.

Policy:New allotments shall be at least 250m2 in size.

Hammerhead and battle axe allotments are not supported.

Rationale:• To create a new allotment of 250m2 the

initial allotment must be over 500m2. There are limited allotments over 500m2. Initial calculations show that with a minimum allotment size of 250m2 approximately 20% additional allotments could be established.

• Any new allotment will need to be serviced by sewer and water infrastructure. As these items are most likely to be privately owned, if there is no more capacity within the system divisions will not be able to occur.

275m2 295m2

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2.12 Parking and Garaging

Desired Outcome:• Creation of usable building envelopes. • Inclusion of one on-site vehicle park and

one on-site visitor park• Garage setback to provide for in line parking

in front of garage, but still within boundary• Garages should not have dominance to a

dwelling frontage.

Policy:

A garage setback of up to 5.0m to the boundary is required on all new development.

Each home should provide one onsite parking space and one visitor parking space.

Rationale:• 5.0m caters for a large passenger vehicle

to park in front of the garage (Toyota Landcruiser 4.9m in length)

• Garage setback behind front wall of house removes the dominance of the garage when viewed from the street.

Garage Setback 5m from boundary

Visitor Park in front of garage

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2.13 Private Openspace - Backyards

Desired Outcome:• To allow for usable yard sizes for clothes

drying, storage and outdoor living.

Policy:All new development shall incorporate rear yard with minimum area of 35m2.

Rationale:• 35m2 aligns with the proposed 3m rear

setback given the majority of allotments are 10 - 14m wide.

• 35m2 allows for a small alfresco area, storage and clothes line areas.

• Small outdoor living spaces are encouraged to promote usage of public spaces.

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2.14 Setbacks to Infrastructure

Desired Outcome:• Provide sufficient clearance to infrastructure

(light poles, power poles, stormwater services, etc) whilst maximising usability and function of allotments.

Policy:Infrastructure will be covered by appropriate easements, and, as such, no direct policy is proposed.

Rationale:• Power lines and electricity infrastructure will

provide some hurdles to new developments. All new development will need to comply with technical regulator standards, therefore additional requirements within Council policy are not considered required.

SAPN Setbacks for new development will be required.

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2.15 Other Structures - Sheds, Carports

Desired Outcome:• reduce impact of detached structures to

neighbouring allotments• Hide supplementary storage (tool sheds,

bins storage, etc) from street view• Provide ability for boat parking on site.

Policy:On smaller allotments, where possible storage should be integrated into the design of the main dwelling.

Outbuildings should be located behind main building lines.

Outbuildings may be located on side and rear boundaries for a maximum length of 8m, with a maximum gutter height of 2.4m.

Sheds and temporary structures shall not be used as dwellings.

Rationale:• Schedule 9 of the Development regulations

2008 outlines the requirements in terms of Public Notification.

• Additional setbacks; specifically for sheds; are not considered appropriate given the variety of allotment sizes.

Boat parking during peak holiday season

is desired. Opportunity to provide a parking

space within Crown Land along the

foreshore should be explored to reduce

pressure on the internal roads and space

within allotments.

SECTION 2 41

Floor Level raised by retaining Walls

and Fill

Floor Level Elevated by Posts.

2.16 Floor Level and Flooding

Desired Outcome:• Maintain build cost efficacy. • Manage risks associated with flooding. • Create a cohesive streetscape.

Policy:No Policy at this time.

Rationale:• Whilst the sea levy will protect from tidal

flooding, the stormwater system has not yet been designed. Therefore final floor levels to protect from stormwater flooding have not been established.

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2.17 Built Form Guidelines Summary

• Front Setback Primary street front: 3.0m min., 6.0m max.(Except where an existing neighbouring dwelling has a front setback of less than 3.0 metres, whereby the proposed development may build to the same setback of the neighbouring allotment)

• Rear Setback Single Level: 3mSetback to upper level: 6m

• Side Setback

New side setbacks from allotment boundaries are to be established with the following requirements:

Ground level: 0m (for a maximum length of 8m) on one side.The opposite side should achieve a 1m setback.

Upper levels: 1m to each side boundary.

• Building Style All homes should have feature front windows that face the street and a front door also facing with covered entry porch/portico or verandah.

Light-weight materials such as fibre cement cladding and metal sheets shall be finished with a paint finish rather than being highly reflective.

roof forms should be simple and in the form of low pitch gables or skillion roofs. Where a building creates a large footprint a lower roof pitch should be used to reduce the dominance of the roof form.

• Building HeightTwo Storey homes are permitted.

Three level homes may be permitted where the third level achieves setbacks that reduce the impact in terms of streetscape character, over shadowing and restriction of views are achieved.

• Density and Land DivisionNew allotments shall be at least 250m2 in size.

Hammerhead and battle axe allotments are not supported.

• Parking and GaragingA garage setback of 5.0m to the boundary is required on all new development.Each home should provide one onsite parking space and one visitor parking space.

• Private Open SpaceAll new development shall incorporate rear yard with minimum area of 35m2.

• Other StructuresOn smaller allotments, where possible storage should be integrated into the design of the main dwelling.

Outbuildings should be located behind main building lines.

Outbuildings may be located on side and rear boundaries for a maximum length of 8m, with a maximum gutter height of 2.4m.

Sheds and shed structures shall not be used as dwellings.

APPENDIX 1LEASEHOLDER FEEDBACK

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APPENDIX 1LEASEHOLDER FEEDBACK

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APPENDIX 1 45

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