2022-09-12 General Committee Meeting Agenda

GENERAL COMMITTEE MEETING AGENDA                                                12 SEPTEMBER 2022


   To sufficiently obscure the potential for overlooking from the northern elevation a screen with
   a height of at least 1.8 metres would be required. A 1.8-metre-high screen to the full extent
   of the extent would not be a satisfactory design outcome due to the additional bulk attributed
   to the screen noting that this elevation is highly visible as it is adjacent to a public walkway.
   Notwithstanding, it is also apparent that the eastern face of the terrace will also result in
   overlooking to the eastern half of the private open space at 68 Seaview Terrace. Screening
   of the eastern face is not practical as this is where ocean views to the rear of the site are
   obtained.
   The proposed planting of an 8-metre-high canopy buffer (pandanus) does not provide
   adequate screening as views will be available below the canopy.
   On review, the rooftop terrace cannot be supported due to the extent of overlooking. It is
   recommended that a condition be included requiring amended plans which delete the rooftop
   terrace prior to any further approvals being issued.
   Rear Setback
   Performance Outcome PO3 of the Coastal Protection and Scenic Amenity Overlay Code
   states:
         Where a coastal building line exists on a lot, all buildings, structures and retaining walls
         do not extend seaward of the coastal building line for the site, other than —
         1.     uncovered and unenclosed cantilevered balconies that do not extend greater
                than 3 metres seaward of the coastal building line; and
         2.     are setback a minimum of 6 metres from the seaward boundary
   The proposed development is setback from the coastal building line on the ground level and
   includes a cantilevered element which intrudes no more than 3 metres seaward of the
   building line. However, the cantilevered element is not uncovered and unenclosed.
   The following image details the extent of encroachment.




     Figure 9 –Extent of encroachment beyond coastal building line (within allowable 3 metre area)

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