planning report Tristania

4.2     Setbacks
A small beam at ground floor level and part of the stairs protrude into the 6m front setback, and to
the rear, which is also a frontage seeks a building setback of between 3.5m and 4.5m. The proposal
is therefore assessed against Performance Outcome PO12 which is provided below for reference.


Building Setback
PO12
Buildings and structures are designed and sited to:
    (a) provide a high level of amenity to users of the subject site and adjoining premises, including
        provision of visual and acoustic privacy;
    (b) not unreasonably obstruct views or cause overlooking of private open space or habitable
        areas of adjoining premises;
    (c) provide adequate distance from adjoining land uses;
    (d) preserve existing vegetation that will help buffer development;
    (e) allow for space and landscaping to be provided between buildings including adequate area
        at ground level for landscaping with trees, shrubs, outdoor living and utilities;
    (f) be consistent with the predominant character of the surrounding area; and
    (g) protect the natural character and avoid adverse impacts on ecologically important areas such
        as national parks, waterways and wetlands.


Front setback - Beam
The encroachment to the Tristania Drive is considered minor noting that it is only a beam that is less
than 1.5m above the NGL that encroaches into the setback area.


Rear setback
The proposal complies with PO12 when considering the following—
•   the ground floor sits well below David Low Way which provides natural noise mitigation for the
    residents;
•   timber battening provides visual interest from David Low Way;
•   occupant’s amenity is maximised as the building orientation is to the east not to the west (David
    Low Way);
•   will not dominate views as only the roof and 1 storey will be seen from David Low Way;
•   given the vegetation in the road reserve and the speed at which vehicles travel, only a quick
    glimpse of the development would be seen from David Low Way in any case;
•   no views from David Low Way are impeded, as the development as proposed, is well below 8m
    (being 4.7m above NGL and only 2.7m above fence height) and the vegetation in the road
    reserve will be higher than the building as seen in Figure 5 below;




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