2017-11-07 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                7 NOVEMBER 2017


3.    ASSESSMENT
Condition 3
3.    The roof of the new dwelling must have a roof pitch of no less than 12 degrees and have
      minimum 600mm eaves to at least 75% of the perimeter of the building.
Issue:
Request to delete condition 3.
Applicant’s Representation:
The written submission accompanying the application states:
The applicant seeks the deletion of this Condition to permit the construction of a dwelling with a 6
degree roof pitch as shown on the original plans of development.
The existing dwelling fronts Tewantin Road and its private open space has been designed to
permit views to the rear; to the adjacent vegetation, open spaces and distant rural vistas. A 12
degree roof pitch on the rear of the dwelling will directly impact on the amenity of the front
dwelling.
The increase of the roof pitch from 6 degrees to 12 degrees will increase the height of the leading
roof edge of the roof by 1.1 metres. A steeper roof pitch will have an adverse impact upon the
existing house as significantly more of the roof will be exposed to view from the private open
space of the front house. There is also a risk of increased exposure of reflection from the steeper
roof pitch.
The proposed dwelling faces to the north-west and a higher roof pitch will expose more wall
surface to the hot western afternoon sun. The building designer was conscious of this issue and
proposed a lower pitch to lessen the reliance on artificial cooling in summer.
The proposed new dwelling was designed to have minimal impact upon the amenity of the
existing dwelling and the adjacent properties by adopting a low profile roof form.
The front dwelling fronts Tewantin Road and the rear dwelling is proposed to be constructed
behind the front dwelling and therefore will have no visual impact upon the streetscape of
Tewantin Road.
Skillion roofs and steeper roof pitches are both part of the local architectural vernacular of
Cooroy. The existing weatherboard garage, which is approximately 60 years old, has a skillion
roof of approximately 5° pitch. The adjacent unit development (3 units approved in 2008)
incorporates skillion roofs in the building form.
The applicant believes that the increased impact upon the front dwelling and adjacent dwellings
negate the requirement to provide a 12° roof pitch on the rear dwelling.
Accordingly the applicant respectfully requests the deletion of Condition 3.
Assessment:
The applicant refers to the adjoining property at 21 Tewantin Road noting that it has a skillion
roof. This property was redeveloped in 2010 and now contains 3 dwelling units. A condition of the
approval required that the main roof of the buildings have a minimum roof pitch of 12 degrees.
In addition to the adjoining property a number of dwellings within proximity of the site consistently
have roof forms of at least 12 degrees.
In this instance the roof slopes away from Olivine Lane however the side of the dwelling unit will
be visible to adjoining dwellings, to persons traversing Olivine Lane and will also be evident from
Kauri Street as detailed in the following image:




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