Minor Change Report MCU21 0171 01 [As Published] · MCU21/0171.01

               The applicant is proposing a roof top terrace and as such does not comply with AO16.3 of the
               Low Density Residential Zone Code and AO7.2 of the Coastal communities local plan code.
               The proposed development also includes a parapet wall which exceeds 50% of the width of the
               frontage of the building and therefore does not comply with AO 16.2.
               The proposal is therefore required to comply with corresponding Performance Outcome
               PO16 of the Low Density Residential Zone Code, which states:
               PO16        Roof designs:
                      a.      contribute positively to the character of the streetscape;
                      b.      incorporate eaves and roof overhangs;
                      c.      avoid boxy elevations on the front facade of the building;
                      d.      do not present an appearance of excessive bulk to the street or neighbouring
                              properties;
                      e.      do not create opportunities for residents or building users to overlook the private open
                              space or view into habitable windows or doors of neighbouring properties.
               Assessment
               The location of the roof top terrace is towards the northeastern corner of the roof and will not be
               visible from the street. Similarly access to the rooftop terrace will be from internal stairs only.
               Council’s information request required the Applicant to prepare an analysis of the location of the
               roof deck and neighbouring private open spaces and habitable rooms.
               The applicant submits that the proposed roof deck provides sufficient separation distances to
               ensure that no overlooking can occur. Upon review of the location of the roof deck (and a recent
               site inspection) a 1.0 metre setback from the northern building facade still raises concerns that a
               degree of overlooking may occur to neighbouring properties especially when standing at the roof
               level.
               It is appropriate to condition amended plans to ensure that the useable area of the rooftop terrace
               deck is repositioned further south and away from the northern edge of the dwelling and that the
               terrace incorporates a 1.7 metre screen to the to ensure future uses of the terrace level will have
               restricted views and limited opportunity to overlook adjoining properties.
               Design – PO7 and AO7.1 and AO7.2 of the Coastal Communities local plan code
               The Coastal communities local plan code support buildings and structures which are consistent
               with the ‘beachside character’ of the local plan. Relevant acceptable outcomes support visible roof
               forms which are not concealed behind parapets and do not contain rooftop terraces. Colour
               schemes should include understated colours with low reflective roofing and cladding materials.
               Assessment
               The roof form is not considered to be concealed behind a parapet as the roof form parallel to the
               street is a flat / horizontal roof form. The upper level verandah façade is similar to many other
               existing roof forms in the street.
               PO7
               Buildings, structures and landscaping are consistent with and reflect the beachside character of the local plan area in
               terms of form, composition and use of materials.

               When assessed against PO7, the proposed development complies as the building form and front
               elevation will be consistent with the beachside character of the locality and use of contemporary
               building materials.




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Document Set ID: 23037041
Version: 7, Version Date: 10/03/2025