L05 Response to NC FURTHER advice · MCU20/0026

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With regard to the setbacks and proposal, Council must consider the topography of the site and
surrounding development. The site slopes sharply and steeply downwards from the Park Crescent
frontage which makes vehicular and pedestrian access to the site difficult to achieve. Council has in the
past acknowledged this constraint of the area and approved dwellings and the adjoining duplex with
reduced front setbacks along the eastern side of Park Crescent as detailed in the image below.




Aerial photograph illustrating location of existing buildings within the front setback area

As demonstrated by the aerial above, six of the premises along Park Crescent have garages that are
almost to the front boundary of their property including the existing building on the subject site. The
reduced setback proposed provides a greater setback than any of these existing buildings.

The proposed setbacks of the dwelling are noted as being greater that the existing building with the
proposed height at a similar level to the existing ridge line.

The proposed garage is located an average of 4.5metres back from the street frontage which enables
informal parking off Park Crescent. This setback and area for informal parking is highly desirable in Park
Crescent which is very narrow and experiences significant impacts from residents and visitors parking
along the street.

The second floor level visible to Park Crescent (level 3) is setback an average of 4.5metres which is
greater that then existing dwelling on site. This level is at a similar height to the existing ridge line.
Photomontages (plan 900.03 and 0.4) and have been provided that illustrate the impact of the reduced
setbacks from the Unit development at 21 Park Crescent. As detailed in the views an increase in the
upper level setback has little impact on view lines for surrounding area due to existing vegetation, the
existing building and the adjoining duplex development. It noted that the existing proposal is well under
the 12 metre height line at the front of the property and that a greater upper level setback could result
in building form altering to take advantage of the height limit which would have greater impacts than that
proposed.

As the setbacks do not meet the setbacks detailed in Schedule 1 the development has been reviewed
against the of the outcomes the Eastern Beaches locality detailed below:

        O5 Buildings and other structures are appropriately designed and sited to—
        a) provide amenity for users of the premises as well as preserve the visual and acoustic privacy of
           adjoining and nearby properties;