Amended Delegated Report - Code - Planning - MCU25 0101 (As Published)

               Height
               Acceptable Outcome AO7.1 of the Low Density Residential Zone Code states:




               The applicant is proposing a built form that includes a basement and a two storey built form above
               (3 levels overall) and as such does not comply with AO8.1 of the Medium Density Residential Zone
               Code. The proposal is therefore required to comply with corresponding Performance Outcome
               PO8 of the Medium Density Residential Zone Code, which states:




               Assessment
               The dwelling includes a basement level beneath the lower and upper floors. Where this basement
               is exposed due to the falling topography, the building presents as 3 storeys This is most evident in
               the rear (eastern) elevation and parts of the southern and northern side elevations. In these
               locations, the building reads as a three-storey form rather than two storeys.
               While not an additional “storey” in a planning sense the proposed roof terrace and stair access
               element sit above the upper floor ceiling plane. Visually, this can contribute to an apparent third
               storey component, particularly when viewed obliquely or from lower land. However, this is generally
               treated as a roof form element, not a separate storey (subject to planning interpretation).
               From the street (Kingfisher Drive) the dwelling reads predominantly as two storeys, as the
               basement is largely concealed by excavation and levels. From downslope and adjoining sites the
               dwelling exceeds two storeys in built form expression, due to exposure of the basement, and
               vertical stacking of three levels.
               There are examples of houses in the surrounding area that are 3 storeys, including 26 Kingfisher
               Drive, 20 Kingfisher Drive, 4 Pelican Street, 7 Pelican Street and 4 Brolga Plan.
               This dwelling provides interest to the streetscape using a variety of materials and finishes in the
               front façade. This includes vertical screens and a combination of brick and timber elements.
               The proposed height of the development in metres is less than the maximum height of 8 metres
               and this respects the scale of surrounding vegetation and does not unreasonably obscure views.
               As the proposed dwelling exceeds two storey, the development must address Overall Outcome
               (2)(d) of the Low Density Residential Zone Code, which states:




                                                                                                     Page 7 of 20

Document Set ID: 24807636
Version: 2, Version Date: 20/05/2026