2021-04-06 Planning & Environment Committee Meeting Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                            6 APRIL 2021


     Landscape
Approximately 1393m2 of soft landscaping is proposed on the submitted plans. The applicant
submits in the landscape concept plan that the landscaping will retain and enforce the endemic
ecology by retaining trees where possible end encouraging opportunities for native wildlife. The
proposed landscaping is to be designed to incorporate rainwater harvesting and passive irrigation
and capture a resort vibe using subtropical planting, paths to explore and quality detailing. Ramp
and pathway grades are proposed to be disability compliant with slip resistant surfaces. The
proposed landscape concept includes feature walls throughout the development and a batten fence
on the street frontage. To maintain consistency with the streetscape character, a condition should
be applied to any approval that requires the fence to be setback within the boundary and planting in
front of the fence.
     Amenity
PO19 of the Community Facilities Zone Code seeks to preserve amenity for users as well as visual
and acoustic amenity to nearby neighbours, provide vegetation to buffer the building and allow for
landscaping and vehicle parking.
Multiple trees are proposed to be kept to retain as much of the mature existing vegetation on site as
possible. Retention of vegetation is consistent with surrounding character and setting. Building
setbacks to the road frontage are also considered consistent with the surrounding character of the
area with several buildings in Viewland Drive having frontage setbacks of between 3.5m and 5.0m.
The applicant proposes a 6 metre setback to the building wall with encroachment of the roof
overhang up to 1.5m resulting in a 4.5m setback to the outermost projection. The roof overhang
provides shade to the northern façade of the building.
The majority of the side and rear setbacks are consistent with the acceptable outcomes at 3 metres
with a small area along the rear boundary where this is reduced to 2.42m due to the build out for a
wardrobe in the rear wall. This reduction is considered minor in the overall layout and does not result
in any additional windows or openings that are likely to alter the acoustic or visual amenity on
neighbouring properties.
The rear section of the site will be filled to facilitate appropriate slope that can provide suitable
disability compliant access. The cut of the eastern portion of the site has been reduced to protect as
many trees as possible and as a result, fill in the south western part of the site will be increased to
achieve acceptable levels.
At its lowest point, the site is approximately 72m AHD while the proposed finished floor level is 75m
AHD. The proposed earthworks will not alter the overall height of the 2 storey component of the
development as part of this site is within the cut area, while only a small portion of the site will be
sited over fill up to 1m.
The finished floor level is estimated to be similar to that of the neighbouring multiple dwelling units
to the west at 28 Viewland Drive. Windows in the western wall of the share house and Villa face the
existing dwellings on the western neighbouring property. While there is every likelihood that shutters
blinds or curtains are likely to be used on these windows, and landscaping is proposed to be provided
in the setback area, the inclusion of conditions for external privacy screening would be prudent to
minimise any perceived or real impact of overlooking into neighbouring habitable rooms.
Estimation of shadows at the Winter Solstice indicates that no significant overshadowing will result
on neighbouring properties by the 2 storey component of the development.
The applicant proposes pathway, emergency and exit signage to meet the compliance requirements
for housing provided for high care disabled residents. It is unlikely that any of this lighting will result
in significant adverse effects on the surrounding environment and will provide for a safe and clearly
identified path of travel for residents, workers and emergency services. The placement of this
lighting has not been detailed on the submitted plans, however appropriate conditions can minimise
any potential impact of glare or disturbance on the surrounding neighbourhood such as shields, light
hoods and maximum luminance.


                                                                                           Page 20 of 52