planning report regency · MCU22/0196

4.2 Building height
The proposal seeks a building height in metres of 8.51m above the NGL and a small portion of the
building is 3 storeys as a portion of the basement protrudes greater than 1m above NGL measured
to the floor level above. Noting that the proposed basement complies if measured from the existing
ground level which has been in place for more than 40 years. The relevant Performance Outcome
is provided for reference as follows.

Building Height
PO8
Buildings and structures:

      (a) are low rise and present a building height consistent with structures on adjoining and
          surrounding premises;
      (b) are designed to provide an interesting streetscape and complement landform changes and
          landscapes
      (c) do not visually dominate the street or surrounding area;
      (d) maintain a vegetated skyline;
      (e) do not unreasonably obscure views or lead to overshadowing of neighbouring properties;
      (f) do not exceed two storeys.

The proposal complies with PO8 for the following reasons:

  •    The building is subject to a minimum floor level for flooding and a such regardless of if the
       development has a basement or not, the floor level would be the same level above the NGL as
       proposed, and as such a retaining wall would be constructed to meet the minimum floor level.
       Whether behind the retaining wall is filled or excavated makes no visual difference to the
       building’s external elevations and no impact external to the site or from inside the site. The
       applicant only seeks maximum utilisation of the subfloor area rather than filling the area.

       The basement is accessed only from inside the building with no façade being identifiable as 3
       storeys. This is clearly demonstrated in Figure 4 below. Regardless of a basement or not, a
       retaining is required and the floor level remains the same height above ground level;




Figure 4 - Same section with a basement and without a basement.

  •    the proposal presents 2 storeys from all elevations as 0.25m is the difference between a
       compliant basement and a storey on a flat lot.

  •    the proposal presents 2 storeys from all elevations as the additional ‘storey’ is a technical storey
       as the ground floor protrudes slightly above NGL than the definition of a basement allows;

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