2020-02-17 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                       17 FEBRUARY 2020


Natural Resources Overlay Code
The application has been assessed against the Natural Resources Overlay Code. The pertinent
issues arising out of the assessment against the code are discussed below:

Code Outcome                              Discussion

Coastal Protection Areas                  The Probable Solution for this Specific Outcome seeks to
                                          maintain a minimum 5 metre width of native landscaping
O18 The siting and design of
                                          including groundcovers, shrubs and trees in the setback area
development and materials used
                                          seaward of the proposed building to protect the coastal dune
within the Coastal Protection Area, as
                                          system.
identified on the Natural Resources
Overlay Maps, do not cause any            The applicant proposes to include a landscaped area of 5
significant adverse impacts on the        metres which includes turf and native planting in accordance
coastal resources of the location nor     with PSP03 Landscaping Plants & Guidelines. A concrete
interrupt the natural cycles of erosion   bench seat and paved area is proposed in the north-eastern
and accretion of foreshore areas and      corner of the site. Figure 6 below this table, is an extract from
beaches.                                  the site plan which illustrates the proposed hard landscaping
                                          in the rear setback area.         The small section of hard
                                          landscaping in this instance is considered acceptable provided
                                          the remainder of the setback area is soft landscaping
                                          comprising 50% of the remaining area as planted trees and
                                          shrubs and 50% turf. A condition requiring no more than 4m2
                                          of hard landscape can be applied to the decision notice if
                                          approved to ensure that the predominant landscaped area is
                                          pervious, soft landscape treatment.
                                          The cantilevered building design is unlikely to result in any
                                          significant adverse impacts on the natural values of the
                                          foreshore or the natural cycles of erosion and accretion in the
                                          dune areas as the encroachment into the setback area is
                                          above ground level.
                                          The proposal is considered to comply with O18 of the code.

O21 Where a coastal building line         No coastal building line exists on this property. The proposed
does not exist on properties fronting     cantilevered elements of the building will encroach by 1 metre
the beachfront or a reserve adjoining     to the lower deck and upper balcony with the roof overhang on
the beachfront– buildings, other          the upper level encroaching a further 900mm.
structures and retaining walls are
                                          The proposal does not comply with Specific Outcome O21.
setback a minimum of 6m from the
seaward boundary of the site.             The Natural Resources Overlay Code Overall Outcomes
                                          require that in coastal protection areas, development:-
                                          i    does not adversely       impact    upon   natural   coastal
                                               processes; and
                                          ii   is designed and sited to protect the natural beach
                                               experience and visual amenity enjoyed by residents and
                                               others.
                                          Building foundations and basement excavation is proposed to
                                          be setback in accordance with the code requirements and only
                                          cantilevered elements encroach into the setback area. With
                                          no physical connection to the ground, little or no impact on the
                                          natural processes of the coastal area is likely. The reduced
                                          setback of the cantilevered elements are also unlikely to result
                                          in the natural beach experience and visual amenity of the area
                                          being compromised in this instance.




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