2015-06-23 Planning & Organisation Committee Meeting Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                   23 JUNE 2015


Roof form
Acceptable Solution S14.1 b) of the Detached house Code requires 0.6m deep eaves to at
least 75% of the perimeter of the building. The dwelling has 100% eaves to the perimeter of
the building but only 34% being 0.6m deep or greater including the covered verandah. In
addition and in response to Councils Information Request, 0.6m deep window hoods were
included to all exposed windows.
Specific Outcome O14 seeks eaves to offer shading to the walls and provide attractive roof
forms.
The roof form (22 degrees) generally contributes positively to the skyline being a traditional
pitched roof with gable ends, but the narrow eaves to the west and south west provide
limited shading to the walls. The window hoods offer shading to the glass and provide some
solar benefit. Wider eaves would improve the dwellings appearance somewhat, but it is
considered removing the existing eaves and replacing them with wider eaves is not
warranted.
Streetscape and character –Kin Kin village
Acceptable Solution S15.1 states the following:
S15.1 If in Kin Kin village, buildings-–
a)     for the front elevation, have recessed or framed windows and doorways that are
       vertically proportioned and placed symmetrically in the building façade; and
b)     if more than 1 storey - have clearly defined floors by way of design features such as
       verandas or changes of materials or finishes.
The site has 2 frontages creating 2 front elevations. The elevation facing Overton Way when
finished meets most of the Code provisions except for recessed or framed windows. The
elevation facing Main Street does not comply having only 1 window and a blank corrugated
iron facade. Therefore it must be assessed against Specific Outcome O15 which states:
Streetscape & character–Kin Kin village
O15    For Kin Kin village, the predominant Queensland vernacular detached housing form
       is retained and enhanced by incorporating design elements reflecting or interpreting
       elements of this style of housing.
The Overton Way elevation has windows vertically proportioned and a set of traditional split
‘Queenslander’ type stairs, timber battening around the garage and corrugated iron as
external finishes which represent elements of the Queensland vernacular.
The Main Street elevation is devoid of any real design elements to reflect the Queensland
vernacular except for the use of corrugated iron and timber battening which also defines the
storeys. The presentation to Main Street, as discussed throughout the report, is currently
poor, but it is considered the elevation can be effectively screened and softened by
landscaping. Conditions are recommended accordingly.
4.    CONCLUSION
The dwelling, as currently constructed, presents poorly to Main Street and dominates the
streetscape. When finished, the house will provide an acceptable presentation to Overton
Way and with timber battening and landscaping will somewhat improve the Main Street
presentation. The as-constructed position is supported if screening vegetation is established
between the house and the Main Street boundary. The dwelling is therefore recommended
for approval subject to conditions.




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