Response to Information Request - Final 21 March 2024 · MCU23/0096

 “Adamson Town Planning, specialising in providing higher order town planning advice”




Council does not support the development in its current form. The proposed height is well over
the maximum height specified in the zone code and significantly detracts from the desired
future character of the area. The submitted plans clearly indicate that the height variation is
unnecessary for the building to function as a performing arts centre.

Information Required

4. Provide amended architectural drawings with a building height that is compliant and
   consistent with established buildings on adjoining parcels.

Response:

With respect to the matter of building height, the proposed PAC is required to comply with
performance outcome PO17 and if need be, the relevant overall outcomes, and is not
required to comply with the acceptable outcome AO17.2. As explained above, when the
planning scheme is read correctly, the acceptable outcome for this part is only one way of
achieving part compliance with the performance outcome (refer orange text before Table
6.8.1.3 of the Community Facility Zone Code).

It should be noted that it is not possible to provide a properly constructed PAC within the
site to meet the needs of the GSLC in an alternative location or having a reduced building
height. This is because of the limited amount of available space at the GSLC and the specific
design requirements for this type of building.

The specific design requirements relate to the provision of lighting for the stage area and to
create the necessary acoustic environment for the PAC to function properly. The project
architect has provided a statement about the design requirements of the PAC, which
provides for the multiple studio and practice rooms, dance studio and drama rooms at the
upper level, with other music, practice, staff rooms and other amenities at ground level (refer
Attachment 8).

It should be noted that an alternative design of the PAC was considered, which had a
different roof line and a more box-like profile (refer Figures 1 & 2). The project architect has
advised that while the overall building height of this alternative design is 700mm less, the
height of the building closest to Walter Hay Drive is 1,394mm higher because of the box-like
profile. This is because of the slope of the land from north to south and the necessary
building height to provide for the stage/dance studio at the southern end (refer Figure 1).




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23002 – Good Shepherd Lutheran College – Preliminary Approval & Performing Arts Centre