Given the form of multi unit development already established in the area and the costs associated with the acquisition of three sites to enable apartments, it is likely that most redevelopment in the DDO8 area will be two storey townhouse developments in courts and side streets off main roads.
The Reformed Residential Zones will mean the current DDO8 will be subject to the terms and conditions of the General Residential Zone (GRZ). It will remain intact except that the height criteria will be more defined. Maximum heights and number of storeys, (11 metres and three storeys), will now apply to apartment proposals on allotments 18oo m2 or more in sub-precinct A. A lower height formula (9 metres and two storeys) will apply to townhouse developments in sub-precinct B and on allotments of less than 1800 m2 in sub-Precinct A.
According to the Reformed Residential zones the lower maximum heights and number of storeys applicable to smaller sites in the overlay still apply. The maximum site coverage of 60% is expected to meet the garden area requirement of up to 35%, after the driveway area is deducted from total open space. (usually less than 5%)
Both the GRZ and NRZ also include conditions that provide for an increase in the maximum height of the building by one metre on a sloping site plus an additional amount if a proposal is in a flood prone area etc..
Rodney who is a “chippy” from Doncaster believes that the new regulations will result in three storey buildings being much lower than the 11 metre maximum height allowed because of building costs. In order to demonstrate this has asked that we publish a photograph of a three storey apartment building recently constructed in Whittens Lane, Doncaster that needed a height of only 8.84 metres. He writes, “These new zone regulations limiting the number of storeys will automatically lower heights because builders will not be looking to go any higher than what is necessary because extra height means higher costs of building materials and labor”.
“A three storey building with a flat roof or skillion roof, the preferred neighbourhood character, will only require 9.2 metres even less with excavation, 300 mm for base and floors in between plus 2700 mm for ceiling heights and a 300 mm rise for the skillion roof which can be as little as 200 mm depending on the width of the roof span”.
The new Zone conditions apply to all applications after March 17th 2017.
There does not appear any changes to the Residential Growth Zone (the Main Road Precinct) where a discretionary heights and land areas have been retained.
In regard to the Neighbourhood Residential Zone (Residential Areas Removed from Activity Centres and Main Roads) the building height will be increased from 8 to 9 metres with a new two storey height limit. Provisions for slightly higher buildings on sloping land will remain. Council will still be able to set an alternative maximum height but it must be more than 9 metres.
A representative from state planning will be visiting Council in May to explain how the Reformed Residentail Zones will apply in Manningham.
Full details are included in the links below.