DESIGN STATEMENT Proposed Apartments Lots 5570 and 5571 TOWN OF DARWIN 33 Parap Road The Sites Total

Area Zone MR

2980m Medium Density Residential

The Proposal. The project will comprise 2 x 3 storey apartment buildings containing 14 dwellings each, connected from a central lift with a covered link at all levels, 2 car park spaces per dwelling at ground level housed predominantly under the buildings, communal open space at ground level including swimming pool with communal bar-bque and open landscaped spaces, Large balconies to all apartments, Roof top and screened air-conditioning plant areas, Enclosed rubbish collection and entry structures, including a landscaped roof, Screening to the street boundaries with a combination of feature masonry walls, open fencing and screen landscaping Full security entry for both vehicle and pedestrian access. The site sits between Parap road and Elsey Street, opposite the Parap Shopping Centre. There will be a total of 28 apartments in 2 buildings of 3 storeys height. Each building will contain 4x 2 bedroom apartments and 10x 1 bedroom studio apartments. To address issues of traffic load on both Parap Road and Elsey Street, each building has separate access each street, and there is no drive through ability between the streets. Rubbish collection has also been designed to be collected from each buildings street access to minimise rubbish collection vehicle loads to both Parap Road and Elsey Street. Preliminary discussions have been held with DCC and approval in principle received for a dual collection and driveway access system. Rubbish bin enclosures have been designed to accommodate the number of bins required to suit this dual point collection, according to the Darwin City Council guidelines. Hence each building has its own rubbish enclosure containing 4 wet and 3 recycle bins. Refuse storage areas will be roofed and screened.

All services and air-conditioning units are concealed from view behind louvre screens, and in a roof top plant room, all easily accessed for maintenance.

Objectives of the Northern Territory Planning Scheme This proposal is consistent with the NT Planning Scheme, MR zoning, and satisfies the zone purpose statement: The primary purpose of Zone MR is to provide for a range of housing options to a maximum height of four storeys above ground level. Design features The buildings design and address to the street, is not overpowering, and is sympathetic to the scale and nature of other developments in the immediate vicinity. The street address primarily consists of balconies, which have angled dividing walls mixed with feature timber slat screens and sunshade awnings delivering a tropical aesthetic, in keeping with the Parap area. Vehicular and pedestrian access is from both streets. The new cross-overs do not impact on current street services such as power and light poles, and the existing bus stop rank on Parap Road is also not affected. Both buildings have been restricted to 3 storeys in height due to the areas of Zone SD being opposite on the Elsey Street side. Apartments have generous balconies adding to the design features and provide valuable and useable private outdoor areas, in conjunction with providing sun and weather protection. Combined with the central breezeway for access, natural cross flow ventilation is afforded to all apartments. Car park spaces are screened from the street and public view by being located behind screen fences and generous screen landscaping. The rubbish bin enclosures are combined with pedestrian entry gate and letter boxes. This structure is of masonry walls with a landscaped concrete roof. This design feature has been incorporated due to the proximity to the apartments above, and will minimise noise and odours from the enclosure to the apartments, and the landscaped roof will soften the outlook from these balconies. This development incorporates a generous roof top plant room area for most air-conditioning units. This will eliminate noise and heat generation at balconies, and fully screen all plant from view. The air-conditioning condensers for the 2 apartments per floor on the southern boundary are housed in a fully screened and ventilated plant zone away from windows and entry doors, for the same purposes. Store rooms are provided for 10 units per building. Construction The construction will be of : Reinforced concrete and blockwork main structure, with painted finish typically, including feature colour banding, and some zones of metal cladding. Windows, awnings and balustrades will be of powder-coat finish aluminium framed. Powdercote aluminium screens will conceal all plant on the southern face and add to the visual impact of the building by introducing differing materials and colours. Driveway and car park surfaces will be concrete and brick paving. Landscaped garden beds are provided all around the development with special focus on the street boundaries and communal open area. Aluminium , timber and colorbond metal sunscreening devices are used throughout.

Relevant NT Planning Scheme clauses: 6.5.1, 7.1, 7.3, 7.4, 7.5, 7.6, 7.8, 1. Clause 6.5.1 Car parking The development requires 2 car parks per residential apartment. All car parking required has been provided. The proposal complies. 2. Clause 7.1 Residential Density and Height Limitations The site area is 2980m. One and two bed apartments require a site area of 95m each, allowing up to 31 apartments for this site. Only 28 apartments are proposed. Additionally, due to Elsey Street being less than 18m wide, with Zone SD lots opposite this site, the development is restricted to 3 storeys in height under Clause 7.1.2 The proposal complies. 3. Clause 7.3 Building Setbacks for Residential Buildings The two sites are to be consolidated, an application for this purpose has been lodged concurrently with this application. Hence Parap Road will become the primary street, and Elsey Street the secondary street. The development complies with all minimum standard setbacks under Clause 7.3 Additional setbacks are also required under Clause 7.3.1 as the buildings are greater than 18m in length. As each building is separated by more than 6m, and linked only by a covered walkway, each building can be considered in this regard separately. In the case of the north and south boundaries, the length of building is 33.55m. Hence additional setbacks of 0.5m/3m over 18m is required. For N+S boundaries this equates to an additional 3m setback. In the case of the East and West boundaries, the length of building is 21.4m. Hence additional setbacks of 0.5m/3m over 18m is required. For N+S boundaries this equates to an additional 1m setback. Variations for some minor additional setbacks are requested, comprising Eastern boundary additional setbacks, as this side faces the very wide Parap Road, a road reserve of some 45m. Stairwell structures to the northern boundary. The balcony side protrusion to the north boundary (Units 7,21 + 8,22) These setback shortfalls are of a very minor nature and mostly consist of small areas that protrude and articulate the building, and are to non-habitable rooms. These protrusions are features that break the general mass of these walls. The vast bulk of both buildings, and in particular to habitable rooms, fully comply with the additional setback requirements. Variation requested.

Building Setbacks and Fencing for Multiple Dwellings in Zone MR This clause applies to the Elsey Street (western) building, as there is land of Zone SD opposite, and the Elsey Street road reserve width is less than 18m. This clause requires MD buildings to be restricted to 3 storeys in these circumstances, and that the 3m setback be landscaped to provide a visual screen. Both of these requirements have been met. The proposal complies. 5. Clause 7.5 Private Open Space The NT Planning Scheme requires private open space of 12m for each dwelling without direct ground level access, with minimum dimension of 2.8x4 metres. Each apartment has been provided with a balcony meeting this requirement. The proposal complies. 6. Clause 7.6 Communal Open Space The NT Planning Scheme requires communal open space of 15% of the lot size. In this case an area of 447 m is required, with 476 m being provided. The proposal complies. 7. Clause 7.7 Landscaping for Multiple Dwellings The NT Planning Scheme requires multiple dwellings developments to allocate 30% of the lot size to be landscaping, which can include the Communal Open Space. In this case an area of 894 m is required, with 1231 m being provided. The proposal complies. 8. Clause 7.8 Building Design For Multiple Dwellings Further to the design considerations outlined above, the applicant submits that the design of this development adequately addresses the objectives of this clause as follows, The site includes a central easement cutting the site in two. This has restricted the options in regards orientation. However, the apartments themselves are not long individually, the design incorporates a 2-direction breeze path and all windows have large awnings, both measures will alleviate and protect against solar heat gain. Large expanses of walls have been minimised by the stepping of the building long faces either side of the central breezeway, and at balconies. All air-conditioning plant and other services are hidden from view, Overlooking of private spaces and adjacent sites has been minimised by the orientation of the buildings, with all apartments facing either the street or the central communal areas. Through the provision of a roof top plant room and small external plant area, large plant areas have been avoided, eliminating noise issues to private open spaces and between dwellings. The apartments have the largest setback at the Parap road boundary, being the source of most traffic noise. Cross flow ventilation is achieved through generous and strategically located windows, openings, and breezeway access zones, Reflective surfaces have been minimised. All balconies will be internally drained, and all roof water collected in a stormwater system.

4.

Clause 7.4

Statement of compliance to Section 46 of the Planning Act 1999

46(3)(a) An assessment demonstrating how the proposed development will comply with the NT Planning Scheme as it applies to the land. The subject land is with-in Zone MR Town of Darwin. The proposed development is consistent with the purposes for this zone. 46(3)(b) An assessment demonstrating how the proposed development will comply with an Interim Development Control Order applying to the land. The applicant is not aware of any Interim Development Control Order applying to the land. 46(3)(c) If a public environmental report or an environmental impact statement has been prepared or is required under the Environmental Assessment Act a copy of the report and the results of its assessment.

Not Applicable 46(3)(d) An assessment demonstrating the merits of the proposal. Refer attached Design Statement. 46(3)(e) The physical characteristics of the land, and a detailed assessment of its suitability for the proposed development AND the effect of the development on that land and other land. The land is a vacant flat site with access to all required services passing the site. The proposed development is of a size suitable for the site and hence will have no adverse affects on the land or adjacent land.

The available public facilities or open space on the land and a description of proposed facilities and land suitable for recreation to be provided by the developer. There are no public facilities on the land, however the development provides generous recreation spaces including swimming pool and landscaped open space, on site for all residents. The site is on the edge of the Parap Shopping and commercial precinct, and is close to all public amenities, including public transport. There are numerous public and recreational facilities in the immediate vicinity, including open parks, shops, restaurants, swimming pool, bowling clubs, beaches and the like. 46(3)(g) The public utilities or infrastructure provided in the area in which the land is situated, the requirement for public facilities and service to be connected and how these are to be provided. There are adequate public utilities and infrastructure to cater for the proposed development. The proposed development is of a size suitable for the site zoning and hence connection to existing services will be of a standard nature. 46(3)(h)An assessment of the potential impact of the development on the existing and future amenity of the area. The development is of lower density than permitted, and will have no detrimental impact on the surrounding amenity. The development will form a part of the continuing expansion of residential options in the Parap area. An assessment of how the public interest will be affected by the proposed development addressing detriment and benefit. The proposed development will not detrimentally affect the public interest as it will enhance the development of residential options in the Parap area, as outlined above. 46(3)(j)

46(3)(f)