2022-04-12 Planning & Environment Meeting Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                         12 APRIL 2022


metres above natural ground level. Furthermore, the privacy screens at 5 metres in height will add
a further dominating form within the front setback, which will be inconsistent with the prevailing
streetscape character. The intrusion into the front setback also limits the opportunity for meaningful
landscaping to act as a buffer to the significant built form of the development.
In this instance it is not possible to condition compliance with the setback requirement as pushing
the built form back will have a substantive impact on the arrangement of car parking and vehicle
access to the rear of the site. Compliance with the setback requirements will require significant
change to the built form, as it needs to be demonstrated how this will be achieved whilst still
delivering a satisfactory presentation of built form to the street and the practical elements
associated with vehicle manoeuvrability and carparking.
Side Setback
The eaves to the ground and upper level of the buildings at the front of the site intrude into the side
setback, 1.1 metre setback to the ground floor in lieu of the required 1.5 metre setback and 1.5
metres to the upper floor in lieu of 2.0 metres. Whilst this may appear a minor intrusion, it is
reflective of the excessive built form on the site. As discussed previously in this report, the applicant
has the capacity to comply with site cover and plot ratio, compliance with these outcomes may
eliminate the side setback variation sought by the applicant and ensure that a maximum amount
of landscaping can be provided to the side of the front buildings.
Rear Setback
The proposal seeks a rear setback of 2.4 metres to the covered ground level terraces and a
compliant 6.0 metre setback to the rear facade. The proposed 2.4 metre rear setback to the lower
level terraces will not be detrimental to the adjacent properties due to their modest height of
approximately 2.7 metres and the capacity for landscaping to be provided adjacent the common
boundary to screen the development.
Landscaping
The planning scheme requires 40% of the site to be landscaped with 60% being soft landscaping.
Whilst the proposal provides for sufficient soft landscaping it is deficient in landscaped areas by
approximately 180m2. The undersupply of landscaped areas is reflective of the excessive built form
on the site and the considerable amount of hardstand that is required to provide for vehicle
manoeuvring and car parking.
Throughout the assessment process concern has been raised with the extent of landscaping within
the driveway area.
4.    CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
Development Engineer
4.3. Other Referrals
The application was forwarded to the following external experts for review and/or comment
Hydraulic Engineer
5.    CONCLUSION & REASONS FOR DECISION
The application proposes to develop 8 x dwelling units on two existing residential lots. The proposal
exceeds several built form parameters, particularly site cover, plot ratio and setback. The applicant
maintains that the provision of and design requirements for Livable Housing (gold standard) is
justification for the increased plot ratio. Whilst the design of housing to provide for increased
mobility is commendable it does not justify the non-compliance with the planning scheme noting
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