Town Planning Assessment Report · MCU26/0010

AO7.1 Buildings and structures are no more than 8 metres in building height and do not exceed 2
storeys.
 and
AO7.2 The exposed portion of the external elevation of the building cannot exceed 8 metres in building
height.

Response: As demonstrated on the elevations and sections, the proposed development does not exceed
8 metres in height. By staying within this height limit, the proposal presents a building height that is
inherently consistent with structures on adjoining premises and the predominant low-rise character of the
area.

The extent of consecutive storeys has been minimised to reduce building dominance achieving visual
interest, however it is not possible to completely avoid with the sloping nature of the site. Due to the site
topography which both falls to the front and contains a crossfall, parts of the basement level exceed 1
metre above natural ground level (NGL), resulting in the appearance of an additional storey. The extent
of the basement level exceeding 1 metre above NGL is shown within Figure 2 of this report, and also on
Drawing No. 10 - Basement Info Plan within the Proposal Plan set. It is noted that the extent of this area
relates to the southern portion of the basement level due to the site falling from north to south. This is
reduced by incorporating a partially unroofed balcony and with the inclusion of planters throughout the
building and within the site frontage.

The stepped design of the building and varying vertical and horizontal changes in the front facade further
provide visual interest. The proposal achieves a compliant front setback, which is consistent with the
streetscape. The proposal also provides 31.64% (11.64% surplus) deep landscaping across the site at
ground level, plus several feature planters, which will present a vegetated skyline. Landscaping is
provided along all site boundaries, with the exception of the driveway and pedestrian access point.

The outlook of the dwelling to the south comprises a balcony that is setback 2.6m to the edge of the
balcony (non-trafficable), with the habitable area exceeding this. This balcony is screened to manage
privacy between dwellings. The setback to the void (non-trafficable) is 4.5m, with the internal walkway
further stepped in an additional ~3.5m, resulting in minimal overlooking opportunities to the south. The
Bed 3 windows are setback 2.6m and landscaping is afforded at ground level to achieve screening
between dwellings. The dwelling has been oriented so that most habitable spaces are oriented towards
the eastern ocean views. It is noted that the southern adjoining dwelling’s key private open space areas
are located to the east and south of the dwelling, thus providing screening and separation for these
areas.

The proposed design has been carefully considered through the layout and finishes to minimise the three
storey element where practical, and is considered to be an appropriate design solution for a sloping site.
The proposal provides a clear and defined break in the building mass and offers articulation through
materials, finishes and colours.

AO8.1 of the Low Density Residential Zone Code

AO8.1 of the Low Density Residential Zone Code states:

AO8.1 Site cover of all buildings and structures on site does not exceed:
   (a)​ for a single storey building (or structure) – 50%; or
   (b)​ for a building of 2 storeys –
          (i)​ 50% for one of the floor levels; and
         (ii)​ 30% for each of the other floor levels provided the 30% floor level/s is contained fully
                 within the 50% floor level identified in (b)(i) above; or



                                                                                                           8