2017-08-08 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                    08 AUGUST 2017


The development involves a number of built form aspects which are discussed below.
    Gross Floor Area and Site cover
The Community Services zone includes a maximum gross floor of 1600m2 for the site which is
based on population density that is greater than the Attached Housing Zone which details a
maximum of 1016m2. The proposal details a gross floor area of 1579m2 comprising 816m2 of
residential and 762m2 of commercial.
The combined residential and commercial development exceeds gross floor area calculations that
would be attributable to the comparable Attached Housing zone, however it is noted that the
residential component is well below that of Attached Housing zone.
The applicant indicates that the proposal is consistent with the gross floor area applicable to the
Community Services zone. This gross floor area is based on the maximum allowable population
attributable to development under this zone. It is noted that Council previously accepted a similar
amount of gross floor area for the previously approved residential development.
The Community Services zone does not include specific site cover area requirements for
development, however does include outcomes detailing that buildings are to result in a building
scale that is compatible and not present an appearance of bulk to surrounding properties. The
proposed development’s site cover is substantial compared to the maximum permitted for the
Attached Housing Zone opposite, though this calculation includes suspended walkways/decks
between the commercial building and suspended recreation space.
This mixed development will primarily present to the dwellings on the southern side of Doonella
Street. It is noted that there is a mix of land uses and development on the properties surrounding
the subject site including a car park, residential dwellings, service station and a medical centre.
The subject site currently contains dwellings with an overall site coverage of approximately 25%.
It is acknowledged that the proposed development will result in a considerable change to the
streetscape and surrounding properties. Whilst the proposal provides for a significant change to
the streetscape it is noted that the development presents as three separate buildings from the
street and conditions will require the materials and form of these building satisfactorily integrate
with the surrounding area.
The inclusion of the suspended walkways/decks between the commercial building and suspended
recreation space in the calculation of the site cover clearly increase the site however these
elements do not significantly contribute to visual bulk of the development. These areas relate to
the areas of separation between the buildings and provide functional elements for future occupants
of the development.
It is also noted that a significant aspect of the development is situated to the rear of the three
commercial buildings which front Doonella Street. The commercial buildings will partially screen
the building to the rear of the site such that when viewed from Doonella Street the overall site cover
will be partially evident and not unreasonable.
    Roof Pitch and Building Form
The locality code identifies a minimum 5 degree roof pitch as a probable solution to achieve simple
roof forms avoiding box profiles, flat roof with parapets, and the like. The residential units to the
rear of the site comply with roof pitch however have minimal side eaves to the east and west
resulting in minimal weather and sun protection. Noting the commercial nature of the surrounding
area and the extensive north and south facing decks the overall roof form for this building is
considered appropriate.
The western commercial building to the front of the site has a pitched roof form of 12.5 degrees
however the central and eastern buildings have a skillion roof form with a 2 degree roof pitch which
does not comply with the outcomes for the locality.
It is considered that there are opportunities to improve the built form presentation to Doonella Street
due to the geometric and repetitive forms presented to the street. The three individual building

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