2017-03-07 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                       7 MARCH 2017


Specific Outcome: 016 Roof Forms
O16      The proposed buildings are re-located dwellings which do not provide 600mm eaves to
         75% of the building. The proposed type of dwelling is consistent with the surrounding
         character, with similar style dwellings within the vicinity of the site which generally do not
         possess substantial eaves.
Specific Outcome: O42 Buildings and structures–
O42      The use of 4 separate buildings to accommodate 6 separate dwellings positively
         responds to the streetscape character as the visual bulk and architectural form of the
         buildings is consistent with those situated on adjoining and nearby land. The presentation
         to Opal Street and Diamond Lane includes windows to both ground floor and the upper
         level, decks, staircases and carports which will present to each street front as opposed to
         the large walls approved by the preliminary approval.
Whilst dwelling type B has a wall of 15.7 metres in length this relates only to the ground floor
level and includes several windows which will provide for visual interest and internal amenity,
additionally visual interest will be generated by the use of weatherboard type materials.
Side boundary setback
The dwellings are setback as follows:

                              Planning Scheme            Proposed

     Eastern boundary         Type A: 3.8 metres         Type A: 2.5 metres
                              Type B: 3.7 metres         Type B: 2.0 metres

     Western boundary         Type A: 3.8 metres         Type A: 2.5 metres
                              Type B: 3.7 metres         Type B: 2.0 metres

Variation to the side setbacks is considered reasonable as the eastern side setback will be
consistent with the 2.0 metre setback to the double storey dwelling situated to the rear of 15 Opal
Street which has a wall height similar to that of dwelling type B. Lesser variation is required to the
western side boundary which is also considered reasonable in light of the non-residential nature
of the adjoining land use. Both of the proposed setbacks provide sufficient area for access and a
landscape buffer to be developed adjacent to the boundary of at least one metre in depth.
Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
      Residential Uses Code
      Engineering Works Code
      Landscaping Code
Removal of Existing Carpark
The application proposes a dual access arrangement whereby access will be provided from both
Diamond Lane and Opal Street. As a result of an existing carpark constructed as part of the
Bowls Club development in 1996, the proposed driveway and crossover to Opal Street will result
in the removal of 1 car park.
Consideration was given to include a condition of approval for 1 additional parking space to be
developed further to the east to off-set the reduction. However a preliminary investigation
revealed an additional carpark in this location will require significant works to relocate existing
stormwater infrastructure which currently services the existing development at 15 Opal Street. It
was further considered that the additional carpark would impact the amenity of the adjoining
residential development which it would abut.

                                                                                       Page 23 of 91