Delegated Report - Code - Planning MCU23 0058 [As Published]

                   (b)   do not visually dominate the                     (b)   otherwise 8 metres in building
                         street, surrounding spaces or                          height (for buildings) and height
                         skyline;                                               (for structures) measured from the
                   (c)   preserve the amenity of the open                       ground level.
                         space setting and adjoining
                         residential land including privacy,        AO15.2
                         views and access to sunlight for           Where excavation is required, the maximum
                         residential dwellings;                     portion of the exposed external façade of the
                   (d)   respect the scale of surrounding           building cannot     exceed  the    respective
                         vegetation;                                building heights in AO15.1
                   (e)   have a maximum building height
                         of:
                         (i)   one storey if within the area
                               of a commercial jetty lease;
                               or
                                (ii)   otherwise two storeys.

               The proposed changes and extensions to the building result in a larger building that exceeds the
               preferred height for the zone of 8 metres, being up to 8.5 metres to the roof pitch in portions. The
               applicant submits the following in support of the variation to the building’s height:
               •     The proposed design takes into account established historical buildings in Cooroy that have
                     architectural significance and serve as a reminder of the rural industrial essence that Cooroy
                     captures. The pitch of the roof is a key design character feature and contributes to additional
                     building height in a positive way.
               •     The proposed expansion aims to protect areas from the western sun, and capture views and
                     breezes from the north. The eastern facade is open, with eaves/overhangs providing all
                     weather protection and views to both sporting fields. The pitched form also allows for
                     opportunities for natural lighting and ventilation.
               •     The substantial setbacks do not result in a dominant built form. Setbacks to all road frontages
                     are significantly greater than 20m, and setbacks to the adjoining rural residential land
                     significantly exceeds 10m. The building in question is centrally located on the site, with sports
                     fields located towards the road frontages. In the context of the sporting facility, the proposal
                     is of a scale and intensity appropriate to the location, is not considered to negatively impact
                     on the open space character of the area due to extensive mature trees surrounding the built
                     form and does not dominate the streetscape or skyline;
               •     A range of high quality building materials and finishes are proposed to complement the existing
                     built form on the site. The use of lightweight construction materials and the open feature
                     viewing area to the east greatly assists in reducing the dominance of built form;
               •     Figure 1 shows that the site boundaries comprise sufficient existing mature vegetation. The
                     scale of surrounding vegetation further assists in providing a visual buffer to the proposal;
               •     The proposal is no more than 2 storeys.
               The proposal generally achieves the Performance Outcome PO15 of the Recreation and Open
               Space Zone Code. The proposed building has a minimum setback of 115 metres from the street
               and is screened by the established vegetation in the road reserve. Additionally, it is noted that the
               building is proposed to be elevated approximately 300mm to alleviate impacts from the flood
               hazard on the site. The height encroachment (0.5 metres) is unlikely to create an adverse visual
               impact or dominate the street, surrounding spaces or skyline.




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Document Set ID: 22731989
Version: 4, Version Date: 29/01/2024