2014-09-16 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                     16 September 2014


Building Height in Storeys

 Building Works Code                   Discussion

 Height
 O10 Buildings and other
 structures–
 a) are low rise and present a         The proposal being less than 8m, presents a building height in
 building height consistent with       metres consistent with buildings and structures in the
 structures on adjoining and           surrounding area. It is noted that various premises nearby are
 surrounding land;                     3 storeys and exceed 8m. The proposal would not be out of
                                       character with nearby development.
 b) have a maximum building height
 of–
 ...v) otherwise - 2 storeys;          The new bedroom renders the building 3 storeys. The new
                                       single garage includes a new concrete slab, wall and a
                                       laundry refurbishment in the undercroft floor area which exists
                                       as 3 storeys. Creating the new garage at this level does not
                                       alter the extent of the 3 storey portion of the dwelling.


 c) do not visually dominate the       The proposal is seen from main beach but given the distance
 street, surrounding spaces or the     and the existing vegetation, it is unlikely that any recognisable
 existing skyline;                     change would occur to this vista. The applicant has indicated
                                       the intention to use colours that blend with the natural
                                       environment. A condition could be imposed to ensure this is
                                       undertaken. The proposal is not bulky or imposing and would
                                       not visually dominate the street, given that it presents as 2
                                       storeys.

 d) preserve the amenity of            The proposal preserves amenity in terms of privacy and
 surrounding land including privacy,   access to sunlight of surrounding land. However, although the
                                                                                              rd
 views and access to sunlight;         proposal complies with building height in metres, the 3 storey
                                       impedes some secondary south western views from the
                                       neighbouring property to main beach and the hinterland.
                                       These views are filtered through existing significant
                                       vegetation. The photo in Figure 3 shows the area of the roof
                                       and the view likely to be impeded.
                                       The non-compliance is of a technical nature because if the
                                       ‘basement cinema’ was converted to subfloor space and
                                       reinstated to the natural surface level, then technically 2
                                       storeys, the proposal would comply with building height in
                                       storeys. Noting also with this, that the external building
                                       elevations would remain unchanged and views from the
                                       neighbouring property would still be impeded. Alternatively, if
                                       a new dwelling was constructed to 8m and 2 storeys with a
                                                         nd
                                       6m setback for a 2 storey, the neighbouring views would still
                                       be impeded similarly to that impeded by the current design
                                       proposal.

 e) respect the scale of surrounding   The proposal will not extend above any of the existing trees
 vegetation;                           growing at a similar level.




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