Town Planning Report_FINAL

4.4       BUILDING SCALE AND BULK
PO10 of the Tourist accommodation zone code relates to bulk and scale, which is extracted below –
PO10
Development:

           1.   is of a scale compatible with surrounding development and the particular circumstances of the site; and
           2.   does not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site.


We contend that the proposal achieves compliance with PO10 on the following grounds:

      ▪   complies with the allowable building height
      ▪   complies with the required setback provisions
      ▪   built form outcomes are consistent with the zone intent i.e. mixed use development
          incorporating medium to high density short-term accommodation
      ▪   scale is highly consistent with the adjoining development
      ▪   provides suitable separation and gaps between buildings
      ▪   generous landscaping is provided to soften the built form

Notwithstanding the above, the proposal does not comply with PO11 which stipulates a maximum site
cover 45%. The proposal seeks a site cover of 70.7%. This non-compliance is largely a result of the small
sloping nature of the site and the need to incorporate the commercial premises at ground level with
zero front and side setbacks to activate the street, provide visual interest and facilitate outdoor dining
experiences. For context, site cover is defined below:

          Site cover
          Site cover of development, means the portion of the site, expressed as a percentage, that will be covered
          by a building or structure, measured to its outermost projection, after the development is carried out,
          other than a building or structure, or part of a building or structure, that is—
               a) in a landscaped or open space area, including, for example a gazebo or shade structure or;
               b) a basement that is completely below ground level and used for car parking; or
               c) the eaves of a building; or
               d) a sun shade.

Site cover is typically a means to control the built form in terms of massing and scale. However, in this
instance we contend that the site cover provision is incongruous with the site’s context, function and
the pattern of existing development. This is illustrated by the existing development on the site, which
is characterised by a two-storey mixed used development which has an existing site cover of circa 42%,
as shown in Figure 15 below. This building was not required to provide setbacks to the uppers level and
does not currently include any car parking. Any covered carparking provided to the existing premises
would result in exceedance of the allowable site cover.




PLANNING REPORT – Revision A                        May 2023                                                          P a g e | 22