Town Planning Assessment Report · MCU25/0021

       and to minimise privacy/overlooking/amenity impacts to adjoining neighbours;
    ●​ 26.8% of soft landscaping is proposed. Private outdoor living spaces are proposed on each level.
       Landscaping is provided along all boundaries where practical, and integrates a number garden
       planters on each level to provide visual relief;
    ●​ The site is not mapped as containing any ecologically important areas such as national parks,
       waterways and wetlands;
    ●​ The Upper Level front and rear setbacks achieve compliant front and rear setbacks to the building
       wall. The proposed encroachments of the terraces are not roofed, and provide a mix of glass
       balustrading and balustrading with natural finishes, such that it reduces the bulk and scale of the
       proposal, and does not obstruct view corridors;
    ●​ The sites directly adjoining the subject site (3 and 7 Park Crescent) have setbacks of ~3m to the
       rear boundary. The proposal is not considered to significantly impact viewlines. #7 Park Crescent
       is located to the east of the subject property, and the prevailing ocean views are to the east. #3
       Park Crescent is located to the west of the subject property, however has a setback of 3m, and as
       shown in Figure 6 below, is not considered to be adversely affected by the proposed setback to
       the building wall of the Upper Level of the proposal. It is noted also that #7 Park Crescent sits
       above the subject site.




                     Figure 6: Assessment of viewlines of proposal versus 3 Park Crescent


AO10.5 of the High Density Residential Zone Code

AO10.5 of the High Density Residential Zone Code states:

AO10.5
For a dwelling house, development provides visual interest to the street and the surrounding area
through:
    (a)​ limiting the vertical distance between the ground and the lowest suspended floor to no more than
         3 metres;
    (b)​ limiting the length of any external wall in one plane to 15 metres; and
    (c)​ ensuring each external wall includes at least one design element such as verandahs, external
         stairs, window openings, awnings or porches.

Response: The proposal incorporates a vertical distance between the ground and lowest suspended
floor of ~3.060m, and a wall length of 17.69m on the Main Level (western elevation). These
encroachments are considered to be minor in nature, and are offset by setbacks and a number of
building materials and finishes to all elevation to minimise bulk and scale and to add visual interest. In
addition, landscaping is provided throughout the site and on terraces on upper levels to provide visual
relief. The proposal is considered compliant with PO10.




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