2021-09-07 Planning & Environment Committee Meeting Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                  7 SEPTEMBER 2021


The applicant has reviewed the approved plans to determine whether the design could be altered to
comply with the condition including moving the entire building further to the rear of the site. This
option is not considered an appropriate outcome as it:
     Pushes the pool and outdoor areas closer to the residential dwellings to the rear;
     Reduces the width of the rear eaves which comprises solar protection to the living areas from
      the hot summer sun;
     Reduces the rear eaves which provide essential privacy and noise protection for the site;
     Reduces the area available for landscaping and separation to the rear;
     Increases the length of the driveway at the expense of loss of landscaping at the rear of the
      site.
It is noted that the proposed dwelling is only single storied, contains three bedrooms and a gross
floor area of 182.4m2 which is smaller than many dwellings in the street. The design of the building
is a pavilion style which incorporates a high pitched roof form and wide eaves that provide significant
benefits in terms of amenity, privacy, noise and street appeal. The wide eaves are also required for
weather protection over the front windows which are the main source of natural light and ventilation
for the front bedrooms as no side windows are provided to the boundary to minimise noise impacts.
As detailed in figure 3 below the removal of the front eaves will provide a very flat and poor
presentation to the street.




The reduced setback has been assessed against the Performance Outcomes of the scheme and is
considered to meet the requirements as detailed below:
1.     Buildings and structure are designed and sited to provide a high level of amenity to users of
      the subject site and adjoining premises, including provision of visual and acoustic privacy; - A
      pitched roof form and eave extend into the front setback which aid in providing visual privacy
      to the proposed dwelling from the adjoining two storey dwelling. The front setback area is to
      be densely landscaped which will conceal the building from the street. It is noted that the
      setback is consistent to the line of the existing building on site which is an established feature
      on the street.


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