Multi dwelling development

Full copy of property title, from land titles office within the last 3 months, along with any related plan of subdivision, restrictions, covenants or agreements. Available from Land Victoria or at www.landata.vic.gov.au.

A current Metropolitan Planning Levy (MPL) Certificate must be submitted with applications with an estimated cost of development over the current levy threshold. The current threshold is indexed annually from the 2015 base of $1 million.  Certificates are valid for 90 days from the date of issue.   You have to pay this levy if the estimated cost of the development is more than the current levy threshold. More information on the MPL and the current threshold is available from the Victorian State Revenue Office Website.

A Feature and Level Survey is carried out by a Licensed Land Surveyor and shows:

• the location of existing buildings on the site and on surrounding properties, including the location, length and height of walls built to the boundaries of the site
• the location of existing trees on the site
• how existing buildings on the land are used (or most recently used, if currently vacant, unless vacant for more than 2 years)
• a clearly identifiable benchmark outside the front of the site
• existing site contours or spot levels at regular intervals, including:
  • all corners of the property
  • at significant grade changes ( eg. retaining walls) relative to the temporary benchmark
• the difference in levels between the site and surrounding properties
• the setback of buildings on neighbouring properties to the common boundaries
• the width of the existing vehicle crossing/s.

Under Clause 55.01-1, the application cannot be advertised until a Neighbourhood and Site Description is submitted and considered satisfactory by the responsible authority.

The neighbourhood and site description may use a site plan, photographs or other techniques and must accurately describe:

• In relation to the neighbourhood:
  • the pattern of development of the neighbourhood
  • the built form, scale and character of surrounding development including front fencing
  • architectural and roof styles
  • any other notable features or characteristics of the neighbourhood.
• In relation to the site:
  • site shape, size, orientation and easements
  • levels of the site and the difference in levels between the site and surrounding properties.
  • location of existing buildings on the site and on surrounding properties, including the   location and height of walls built to the boundary of the site.
  • the location of boundary fences where these do not match the title boundaries.
  • the use of surrounding buildings
  • the location of secluded private open space and habitable room windows of surrounding properties which have an outlook to the site within 9 metres
  • solar access to the site and to surrounding properties
  • location of significant trees existing on the site and any significant trees removed from the site in the 12 months prior to the application being made, where known
  • any contaminated soils and filled areas, where known
  • views to and from the site
  • street frontage features such as poles, service pits, street trees and kerb crossovers
  • the location of local shops, public transport services and public open spaces within walking distance
  • any other notable features or characteristics of the site.

The responsible authority may waive or reduce the requirement for a Neighbourhood and Site Description if it is not relevant to the evaluation of the application.

A Design Response to the Neighbourhood and Site Description as described by Clause 55.01-2 of the Maroondah Planning Scheme.

The design response must explain how the proposed design:

• derives from and responds to the Neighbourhood and Site Description
• relates to any neighbourhood character features for the area identified in a local planning policy or a Neighbourhood Character Overlay
• meets the objectives of Clause 55.

The design response must include correctly proportioned street elevations or photographs showing the development in the context of adjacent buildings.

The responsible authority may waive or reduce the requirement for a Design Response if it is not relevant to the evaluation of the application.

Plans should show:

• The title boundaries and dimensions of the site.
• Any existing easements.
• Extent of any proposed building demolition and structures to remain including rooms to be labelled i.e. bedroom etc.
• Floor plans for all levels dimensioning setbacks from all the title boundaries, finished floor levels and the location of buildings on adjoining properties.
• Floor plans of proposed buildings or works on the site (proposed alterations and additions to existing buildings to be highlighted). 
• Finished site levels (particularly in private open space areas).
• New landscaping that is proposed within the open areas of the site.
• Setbacks of buildings from driveways where this is less than 1.5 metres.
• Location, materials and height of all boundary and any internal fences (with a statement as to whether these are existing or proposed).
• A roof plan including details of other plant equipment, including any screening, and the location of buildings on adjoining properties. 
• Location and dimensions of existing and proposed crossovers and car parking spaces in accordance with the Maroondah Planning Scheme.
• A development summary that details the site area, site coverage, size of each dwelling, hard-surfaced area and percentages and the size of the secluded private open space areas that exceed 5 metres in width and the total area of private open space.
• A dimensioned garden area plan which demonstrates compliance with the mandatory planning scheme requirements (excludes Residential Growth Zone)
• Shadow diagrams at 9am, 12 noon and 3pm at the September equinox showing the shadow cast by the proposed development.  Please note that additional shadow information may be required to assist in determining whether compliance with Clause 55 (ResCode) of the Maroondah Planning Scheme is achieved.
• North point (preferably oriented to the top of the plan).
• Location of mailboxes, meter boxes and clotheslines.
• Notations or details of any tree protection zones or similar recommended by an appropriately qualified arborist.
• Location and capacity of external storage areas, including elevations and materials.
• Location of street frontage features such as poles, service pits and street trees.
• Details of the stormwater management system to meet current best practice objectives for stormwater quality, this may include, rainwater tanks, stormwater reuse etc. (refer to WSUD checklist)
• A plan reference name (eg site layout plan), reference number, version number, date of version and version update details including date and reason for update.
• A Landscape Concept Plan (fully dimensioned and to scale).

The plans must show the following:

• Species, height and canopy width of the vegetation to be removed and retained.
• Indication of the species, size and purpose of the proposed conceptual planting.
• Details of any decking, driveways, paving and similar surfacing.

Any tree protection zones or construction methods or similar required by an appropriately qualified arborist. 

• All four sides (north, south, east and west) of all buildings, and of the overall development, proposed to remain or be constructed on the site (whether existing or proposed).
• Natural ground level and finished ground level.
• Wall height from natural and finished ground level (for each building elevation).
• Overall building height from natural and finished ground level.
• A dashed line showing the proposed finished floor levels.
• A schedule of materials, colours and finishes of external surfaces, including roofs, walls, fences and garages.
• The sill height of any proposed raised sill or highlight windows dimensioned from the relevant floor level.
• The depth of any proposed cut and/or fill (including retaining walls).
• A plan reference name, reference number, version number, date of version and version update details including date and reason for update.
• Elevations (with dimensions) of any proposed front fences including the level of transparency (i.e spacing between pickets).

An arborist report is required if your site is located within a Significant Landscape Overlay (SLO) or Vegetation Protection Overlay (VPO)  and includes the removal of vegetation or is located in close proximity to vegetation on an adjoining property.

An arborist report should be prepared by a suitably qualified consultant and include the following:

• Details of each tree proposed for retention and removal from the subject site (as well as those shown on the adjoining properties) including:
  • Its species, height and trunk circumference (measured at 1 metre above the ground)
  • Tree Protection Zone (TPZ) and Structural Root Zone (SRZ)
  • Safe useful life expectancy.
• A Construction impact assessment comprising:
  • The percentage encroachment into all Tree Protection Zones (TPZ) by the proposed development.
  • Show where the loss of TPZ (if any) will be made up in a location that is contiguous with the TPZ.
  • The impact the proposal will have on the health and structural integrity of protected and retained trees.
  • Explain the design and construction methods proposed to minimize impacts on all trees, where buildings and works encroach into TPZs.
  • Show how protected/retained tree/s will remain viable under the proposed plans, and suggested remedial works to reduce any adverse impacts to any significant trees.
  • Recommendations to amend plans and minimise adverse impacts on protected trees during demolition and construction.
  • Recommend measures necessary to protect the trees throughout all demolition and construction stages. 
• Identification of the trees that require a permit for removal pursuant to the SLO/VPO
•  A site plan that clearly shows the location and numbering of each tree.

You may be required to submit other information, depending on your development. You can discuss these potential additional requirements with a planning officer.

• Written consent from the relevant authorities to build over any easements.
• Car parking spaces - dwellings are required to have onsite car parking spaces dependent on the number of bedrooms in each dwelling
  • one or two bedrooms - 1 space
  • three or more bedrooms - 2 spaces (including at least one covered car space)
• Visitor Car Parking - For developments of five or more dwellings, one visitor car space must be provided for every five dwellings proposed.  If you wish to vary these requirements your planning permit application will need to include this request. A visitor car space is not required if your site is located within the Principal Public Transport Network (PPTN). Select Maroondah on the PPTN maps .
• A vehicle swept path analysis from a qualified traffic engineer to demonstrate convenient vehicle movements within the site.
• A traffic report for larger scale developments.
• A Sustainable Design Assessment (SDA) for 10-14 new dwellings or a Sustainability Management Plan (SMP) for 15 or more new dwellings (SMP) .  See further information on Environmentally Sustainable Design.