2018-11-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                6 NOVEMBER 2018


      Specific Outcome 08 Height
      Buildings and other structures—
      a)    are low rise and have a visual bulk and an architectural scale consistent with
            structures on adjoining or nearby land;
      c)    do not visually dominate the street or surrounding spaces;
      d)    preserve the amenity of surrounding land;
      e)    ensure that development responds to the site topography; and
      f)    are well articulated with strong horizontal and vertical design elements to provide an
            interesting streetscape and to complement landform changes and landscapes.
The proposed development’s key heights from natural ground level are as follows:
   Roof Pitch main building to Mary Street – 9.5m
   Fascia / Gutter main building to Mary Street – 6.9m
   Roof Pitch rear building to properties in Elizabeth Street – 8.7m
   Fascia / Gutter rear building to properties in Elizabeth Street – 7.6m
Of particular concern are the maximum roof heights of the pavilions including the 9.5m roof
height of the main building facing Mary Street. The development to the east at 18 Mary Street
has been developed to a maximum height of 8.4 metres. Properties to the rear of the site in Anne
Street are zoned Attached Housing and are permitted to be developed to 8.0 metres in height.
The dwelling on the adjoining lot to the west is approximately 6.0 metres in height, though it is
noted that this site has not been developed to its full potential. The following image details the
subject site in the streetscape.




Buildings further along Mary Street and Thomas Street within the precinct have all been
developed at a lesser height than the proposed development to meet the scheme requirements
and vision for development in this precinct to be of a domestic form and scale.
It is acknowledged that in order to address the risk from flooding the floor level of the
development is required to be raised and in this instance it will be up to 900mm above the natural
ground level. Whilst raised floor levels can often result in increased building height the proposed
maximum heights are exacerbated by the significant roof pitches, 20 degree minimum, and the
substantial floor to ceiling heights. The development proposes a 3.3 metre floor to ceiling height
for the lower level and a 2.7 metre floor to ceiling height for the upper level. Due to concerns with
the height of the buildings the Information Request included a request for a visual representation
of the proposed building situated within the streetscape, including the surrounding buildings. The
applicant did not provide a visual representation stating that in their opinion this was not required
as the adjoining properties had not been developed to their full potential.
It is recommended that the height of the main building facing Mary Street not exceed 8.80 metres
from both finished and natural ground level and the remainder of the development not exceed
8.40 metres in height from both finished and natural ground level. These heights are generally
consistent with the height of the adjoining development to the east at 18 – 20 Mary Street and will
be more consistent with the streetscape due to the domestic building form and materiality of the
development.

                                                                                     Page 57 of 84