2016-08-09 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                     9 AUGUST 2016


The development provides 3 excess car spaces to the Planning Scheme requirements. Given
these excess car spaces, 1 space along the eastern boundary could be conditioned to be replaced
by landscaping and incorporate a canopy tree. Conditions are also recommended requiring the
retention of mature trees in the site’s footpath reserve and incorporating 100lt canopy tree plantings
within the site.
Building height
Probable Solution S7.1 requires building height of 8m and 2 storeys. The proposal seeks a building
height of 9.4m and 3 storeys to a portion of the ‘rear’ or ‘back of house’ of the building which faces
Wimmers Lane. The third storey (mezzanine) is 5m wide and 11m long and is to be used for an
office, WC, staff room and a plant room.
Given the proposal does not comply with the Probable Solution; it must be assessed against the
corresponding Specific Outcome O7 and relevant Overall Outcomes of the Code which read:
6.8.2 The overall outcomes sought for the Cooroy & Lake Macdonald Locality are the following—
      a)    New uses and works are located, designed and managed to—
            i     be compatible with other uses and works;
            ii    maintain the safety of works;
            iii   avoid significant adverse impacts on the amenity enjoyed by users of other
                  premises, including acoustic and visual qualities; and
            iv    avoid significant adverse effects on the natural environment, including native
                  habitat removal, fragmentation and attrition;
      Specific Outcome O7 Buildings and other structures—
      a)    are low rise and present a building height consistent with structures on adjoining and
            surrounding premises;
      b)    have a maximum building height of 2 storeys;
      c)    do not visually dominate the street, surrounding spaces or the existing skyline;
      d)    preserve the amenity of surrounding land uses;
      e)    respect the scale of existing vegetation; and
      f)    respond to the topography of the site by avoiding extensive excavation and filling.
The proposal’s roof is approximately 3.5m lower than both of the eastern adjoining developments
roofs and consistent in height to the western development’s roof near Garnet Street, but
substantially higher than the adjoining cottage near Wimmers Lane. The applicant has provided a
streetscape comparison of Garnet Street shown in Figure 6 below.




                            Figure 6 – Streetscape height comparison




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