2016-05-10 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                     10 MAY 2016


 Building Height in Metres
The proposal plans indicate a minor building height in metres relaxation required at the rear of
the building. The building is approximately 8.1m high from finished ground level due to the cut
required to create the driveway. This minor relaxation is supported because the rear of the
building is not prominent from the street and will be screened by landscaping and will not impact
on visual amenity in the area. Conditions are recommended to require certification from a
licensed surveyor to ensure the completed building does not exceed the maximum height shown
on the plans.
 Setback to Banksia Avenue
The proposal involves a reduced building setback to the Banksia Avenue frontage where a
triangular portion of the building extends into the 6m setback. The building setback is 2.0m to the
external walls and approximately 1.2m to a small balcony (1.2m wide).
The site’s sharply raking boundary is the primary reason for the incursion. The Banksia Avenue
boundary rakes to the southeast at an acute angle to the Grant Street front boundary, with the
site only 7m wide at the rear (southern) boundary. The building’s proposed average setback to
Banksia Avenue is approximately 8.5m and allows the retention of existing trees and
establishment of screening vegetation to the building’s western elevation. The incursion is
generally justified and supported, with the exception of the balcony areas to within 1.2m. A
condition requiring this to be increased to 2.0m consistent with the rest of the building is
recommended to allow sufficient space for landscaping.
 Internal Setback (Built to Boundary)
The proposal involves a built to boundary arrangement to the internal boundary. The proposal is
supported because it allows greater open space areas to the balance of the site and provides a
good design outcome across the two lots. The built to boundary arrangement necessitates a
number of building design and easement requirements. Conditions are applied to address the
easement and ensure the building is not staged, so the full development is constructed.
Land Use, Works & Overlay Code Provisions
The following further codes are applicable to this application:
    Residential Uses Code
    Landscaping Code
    Engineering Works Codes
    Reconfiguring a Lot Code
The application has been assessed against each of the above applicable codes and complies, or
can be conditioned to comply with each. Further details of pertinent assessment issues are
provided below.
 Landscaping & Vegetation Retention
The proposal meets the minimum landscaping requirements of the Landscaping Code. A portion
of the site’s mature and juvenile trees will need to be removed but this is an anticipated
consequence of duplex development on lots fronting the south side of Grant Street. The internal
built to boundary arrangement allows greater open space areas toward the Banksia Street
frontage and some trees can be retained through that frontage and toward the rear. Conditions
are recommended to address vegetation retention and landscaping requirements, including
screening vegetation and fencing, via an operational works application.
 Access and Carparking
The proposed carparking consists of 4 double garages for residents and a total of 4 visitor
spaces (2 on each lot). The dimensions of the garaging and car spaces comply with
AS/NZS2890.1:2004 and there is sufficient room for vehicles to access the spaces, manoeuvre
and exit the site in a forward gear.

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