Delegated Report - Code - Planning MCU25 0087 (As Published) · MCU25/0087

               Site Cover
               Acceptable Outcome 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
                                    iii. 40% for all storeys and floor levels.
                              Note—All Site cover is calculated as seen from a birds eye view.
               The applicant is proposing a Ground floor Level site cover of 49% and Upper floor level 32% and
               as such does not comply with AO8.1 of the Low Density Residential Zone Code. The proposal is
               therefore required to comply with corresponding Performance Outcome PO8 of the Low Density
               Residential Zone Code, which states:

               PO8            Development:

                               a) is of a scale compatible with surrounding development and the particular
                                  circumstances of the site;
                               b) has a low site impact to maximise the opportunity to retain site characteristics,
                                  such as native vegetation and natural landforms;
                               c) allows the opportunity to provide soft landscaping between buildings;
                               d) does not present an appearance of bulk to adjacent properties, roads or other
                                  areas in the vicinity of the site.
               Assessment
               The built form is articulated across all levels and as shown at Figure 9, is a building scale which is
               compatible with adjoining development particularly when viewed from The Esplanade street
               elevation. The upper‑level incorporates an open courtyard which assists with visual interest and
               somewhat contributes to further articulation of the upper floor level. The upper floor includes
               container plantings along the northern and southern eves to assist with providing landscaping
               between dwellings.
               The uppermost level is setback 8.0 metres from the frontage which reduces the perceived building
               bulk when viewed from The Esplanade. While the site cover of this level slightly exceeds the
               maximum 30% and allowing for minor plan interpretations the exceedance of 2% is minor. Based
               on the current site cover of ground and upper floors (49% + 32%) a total site cover of 81% results.
               The combination of the proposed ground and upper floor setbacks, inclusion of an upper level
               open courtyard, landscaping treatments to each level does not present a noticeable appearance
               of excessive site coverage at the upper floor level. The intent of Performance Outcome PO8 is
               maintained and the proposed site cover is supported.




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Document Set ID: 24546364
Version: 9, Version Date: 24/03/2026