110 Howard St Paddington QLD 4064

This land is not large enough for 4 x 3 bedroom dwellings. It will significantly impact the heritage house to the south.
The walls of proposed (2 storey) dwelling1 will be 1.6m from the windows for 2/3 of the length of said house. What they euphemistically refer to as a 'covered veranda' is actually a (4.1 x 6.5) m living area with floor to ceiling sliding windows. Winter sun floods this area resulting in no need for heating. This proposed building will leave this room cold and dark. There is serious concern that it will useable without artificial light.
Also, the 9 proposed parking spaces will result in greatly increased traffic on this, already, hazardous corner.

Further to my previous comment; I am concerned about the height of this proposed development:

This claims to be under 9.5m, however, there are no actual measurements shown for the overall height.
Also, there are no graphics showing comparisons with neighbouring homes from which height could be judged/ascertained.

The application is not acceptable to many residents in Howard St and the historical suburb of Rosalie. My reasoning is based on comparing the application to the Code Assessment. It falls significantly short.
Throughout the application it refers to UNITS. This is a development of flats NOT houses and is NOT appropriate for a significantly historical area of Brisbane.

The dwellings are not suitable or compatible with low- medium density housing that exist in Howard St and DO NOT fit with the Hillside character precinct. Houses surrounding this proposed unit development are from the original Baroona Estate subdivion and date from early 1880s. Baroona homestead (Heritage listed) is some 7 houses away and is one of the earliest homesteads of Brisbane.

Subdivision Code:

The development exceeds 1 dwelling per 300 sq metres in a Character residential zone.
The lots are under 200sq metres which is not compliant with the code. In fact 2 lots are 199 square metres.

PO3 Access- it is unsuitable.
Not all dwellings are provided with individual access.
The access provided for Dwelling 4 is not suitable. Services are under the road but essentially it is a footpath.It is a heavily used pedestrian footpath not Baroona Rd as stated on plans. Stairs are located at the end. It is a death waiting to happen if access to an uncovered garage for 2 cars and a visitor park were allowed. It is not a access easement. Families with small children walk this footpath often.

PO4 AO4.3
The corner truncation actually reduces the site footprint on dwelling 4 to much less than 200 sq metres. It does not alleviate any blind spot. It is already a dangerous intersection with Baroona Rd.

Multi Dwelling Code

PO1
The minimum site area should apply to each block not the site as a whole. Therefore the application is non compliant.

PO3
Setbacks
The setbacks are not in keeping with surrounding buildings.
Dwellings 1 to 3 have included a supposed garage space ( carport) from the boundary not setback 3 to 4 metres. All existing garage/ car parking spaces along Howard St houses are set back from the boundary from 4 to 10 metres.
The garage/ carport on the boundary is not compatible with the pre 1947 houses in the street or newer ones that have fully enclosed double garages well set back from the boundary.

The house setback of 1 metre at ground level and 2 metres at roof level greatly reduces the Privacy for the neighbours to dwelling 1. They will loose all natural sunlight with a 2 storey wall beside their resudnece if this application was accepted.
Houses were developed on the understanding that there would be a 400 sq metre house block next door that would fit the character/ hillside feel of Howard St dating back to the 1800s.

Plans show no landscaping or acess to natural light and breezes alongside the boundary with dwelling 1. The closeness of the boundary provides an unacceptable impact to the pre 1946 dwelling as well as greatly affecting the hillside character.

Setback for dwelling 4 is not acceptable. The plan wishes to place communal visitors car parks on the boundary not setback. A wall height of 3 metres on a common boundary is not acceptable and will not be accepted by the neighbour.

Building height is hard to telll that it is under 9.5 metres due to the slope of the blocks.

The blocks are so small I feel there will be no room for any deep planting therefore creating a hillside eyesore when viewed from lower parts of Paddington/Rosalie.

PO8
AO8 The building footprint far exceeds (at 64 per cent) the 45per cent for Character residential housing. The developer i believe is INCORRECT in saying the majority of buildings occupy over half the allotment they reside on.
The houses along Howard St are much less.
The application should be rejected on the basis of the large footprint exceeding the code as well as being incompatible with the street.

The proposed development IS A traditional multiple UNIT block.

The streetscape will NOT view them as clearly identifiable houses. As described by the application they are row houses or flats.

An example is clearly identifiable houses is a new development of 3 houses just to the west on Baroona Rd. They are clearly identifiable houses NOT units as we are discussing in this application. Great care was taken with these houses to be on 400 square metre blocks and every effort was made to meet character guidelines.
The precedent has been set with these houses.

There is little private space available.The private subtropical outdoor living is miniscule.
It is not possible to have deep planting when boundary setbacks are 1 metre or less.

Again the service road mentioned is in fact A FOOTPATH.

PO33.
Car parking and hardstand areas:

Baroona Rd has a foot path going uphill to the intersection of Howard St. There the footpath diverts across the road towards the other side of a dangerous intersection, as termed by the developer SERVICE ROAD. Pedestrians are unable to take a left hand turn along Howard St from Baroona Rd as the footpath garden beds allow only 75 cms passage and the vegetation is overgrown. This makes pedestrian traffic along that left hand side of Howard St impassible and pedestrians have to walk on the road on a blind corner. Council has advised that this has been in place for 20-40 years, and therefore in there view will remain in place.

Council advise the safe and only option is to take the diversion across Howard St to the footpath mentioned as a service road. The footpath which has been bitumened in the past leads to the stairs which will continue down to the Governors residence and Rosalie Markets.
Pedestrian traffic is heavy.

The Service Rd (FOOTPATH) - any proposal to use this as a driveway to Dwelling 4 and to visitors parks it is both dangerous and and non compliant. It is a blind corner from Baroona Rd, a blind corner from Howard St. If approved the probability of a accident or collision with a pedestrian is extremely high.

The visitor park is one ONLY. I believe 2 should be provided as per the code. It is therefore non compliant.

Increasing vehicular traffic will result in an accident or possible death.
The one lane exit from Baroona Rd to Howard St is a nightmare. Increasing traffic to Dwelling 4 will only make it more dangerous.

Council has allowed a solid 2.5 metre wall on the boundary of 109 Howard St and Baroona Rd. A blind spot for all traffic. Council has allowed a driveway and garage at 109 Howard St rigt where the blind spot exists with NO footpath.

This is a problem corner. NO traffic report has been provided. Therefore it does not comply with the code.

Cars from Dwelling 4 and Visitors parks CANNOT exit in a forward direction. By current plans they are required to reverse on to a pedestrian footpath and then turn forward.
Note a heavily used pedestrian footpath. How long before someone runs a small child over.

Currently all overflow parking from the flats on Baroona Rd park on Howard St.
By increasing the number of driveways this will reduce the number of on street parks available.

If the so called deep planting includes trees on the footpath there will be no room to walk.

The frontage for proposed dwelling 4 is highly visible. Regular foot traffic goes past here.

The carparking does not provide 2 resident parking spaces it provides 1. The space between the garage and the front car port would not fit a car. It is 11 metres for 2 cars. Ok if you have 2 minis.

CAR PORTS on the front boundary and on a Hillside Character area is not acceptable and should be rejected. It is NOT in keeping with houses in the street. The proposal is out of character.
A No green space view will be seen by people from lower down in Paddington just ugly car ports.
The CAR PORT will DOMINATE the streetscape and therefore DOES NOT Comply.

Any setbacks should take into account if the car port if allowed. All garages along Howard are setback more than 4 metres. This design allows a garage at the boundary which is NON COMPLIANT.

PO18 - All allotments along Howard St were in the majority 400 sq metre blocks or 16 perches. All dwellings are detached.

The blocks should remain 2 x 400 sq metre blocks

Attached Dwellings not in keeping:
This development attaches 2 dwellings which is not consistent with the Hillside and Character precinct. When viewed on the ridge it will be unsightly. There should be gaps between the buildings consistently stepped across well treed hillsides.

Dwelling No 1 has a pyramid roof and pitch which is consitent with other houses across the road and with the 1880 constructions. Dwellings 2 to 4 have modern facades which look totally out of place. The design does not replicate the character elements of existing pre 1946 or earlier dwellings as found in Howard St.

Attached dwellings may be suitable on Baroona Rd but not Howard St.

Traditional Character PO5 - the development does not include verandahs, overhangs, sunhoods, lattices and screens that reflect houses that were constructed pre 1946. It is a modern design.

The roof apart from dwelling 1 is NOT in charcacter.

Ithaca District Neighbourhood Plan Code:

The development must ensure no exceeding 9.5 metre height.

Refer above to PO18 objection.The setbacks are inadequate and the site occupying 64.2 per cent is unacceptable and non compliant.

Dwellings 3 and 4 should not be attached. This is not compliant with buildings designed to appear as a series of seperate blocks that are a traditional character house. They look like units.

The roof forms are not compliant with character houses apart from dwelling 1.

AO23.3 Carports are not common within Howard St and the majority of garages are set well back not to the boundary is this application suggests.

Road Heirarchy overlay code:

AO1.1 Non compliant due to ‘access road’ being a footpath.

AO1.4 The site does have access to a major road Baroona Rd. Vehicles will take right hand turns to Baroona Rd. No road signage says this is a one lane road either direction.

AO2.1 The site will generate significantly more traffic. It is 4 dwellings with an average of 2 cars each upwards of 4 is more likely.
Proposed access down the footpath will endanger pedestrians lives.

PO3. The truncation will do little to improve site lines. It impacts the current existing or non existant road heirarchy.

The interestion with this development, the footpath (service road) Howard St and Baroona Rd is poor and not of a high standard as required by PO8.

Streetscape Heirarchy overlay code:

PO1 The development provides NO VERGE along the footpath (service road) little own 3.75 metres as required. It is Not Compliant.

There is an existing Poinciana tree to the back of dwelling 1.

PO3. There is NO landscape buffer along the boundary of dwelling 4.

PO3 AO3.1 Dwelling 4 does not provide appropriate site acess.

AO3.2 Dwelling 4 acess is a footpath.

AO9.2 Dwelling 4 acess is Not from a minor road.

PO13 Dwellings 1 to 3. State the length of the garage and carport is 11.838 metres.
It is impossible to fit 2 cars withing that length.
It will fit one. This will cause overflow parking on to Howard St.

No visitor car parks are provided.

Car parks are Not compliant.

Please consider the above and on balance reject the application.