MCU25/0118 - APPLICATION FOR MATERIAL CHANGE OF USE FOR MULITIPLE DWELLING - AFFORDABLE RENTAL PREMISES (25 x SMALL DWELLINGS) AT 64 LAKE MACDONALD DRIVE, COOROY · ATTACHMENT 2 - (MCU25 0118) - PLANNING OFFICERS REPORT

PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                              10 FEBRUARY 2026


                           UL – 9m2 w/ min width of Development        complies
                           2.5 metres               with exception of “Unit D”

 Carparking                25 spaces plus 1 visitor 31 car spaces                         X
                           space per 4 dwellings= 32
                           spaces


4.3.2 Building Height
The remediation process is being undertaken in conjunction with the approved operational works
permit relating to the RAL approval for the site. These works involve an approximate cut of 1 metre
across the site, with approximately 75% of the excavated material to be reused onsite. As a result,
the finished ground level will be reduced by approximately 250 millimetres.
The applicant has confirmed that the architectural plans prepared by Hollindale Mainwaring
Architects (HMA) reference the existing ground level (EGL) and compare it to the legally altered
ground level (LAGL) informed by the operational works design plans. The architectural plans
clearly demonstrate that the proposal complies with maximum 8 metre building height limit.
To ensure compliance, a condition is proposed requiring the building height to not exceed 8 metres
from natural and finished ground and is to be certified by a practicing registered surveyor.
Notwithstanding this, the open basement car park results in a portion of the eastern elevation
“appearing to exceed” the maximum building height of 8 metres when viewed from the new internal
road network (“New Road 1”) as illustrated in Figure 8 below.




                     Figure 8 – Eastern elevation and view from “New Road 1”
As such, the development does not strictly comply with Acceptable Outcome AO17.3 of the
Community Facilities Zone Code, which states:
“The exposed portion of the external elevation of the building does not exceed or appear to exceed
the respective building heights stated in AO17.1 and AO17.2.”
AO17.1 states ‘within urban boundaries buildings and other structures are no more than 8 metres
in building height’.
Given that part of the proposal appears to exceed the 8m building height nominated in AO17.1,
the proposal is required to be assessed against the corresponding Performance Outcome PO17
of the Community Facilities Zone Code, which is provided below:
  PO17 Buildings and other structures:
  (a) are low rise and have a visual bulk and architectural scale consistent with the character of
  the area;
  (b) do not visually dominate the street and surrounding spaces;
  (c) preserve the amenity of surrounding development including privacy, views and access to
  sunlight to residential dwellings;