2018-10-09 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                       9 OCTOBER 2018


The development’s primary non-compliance with built form provisions relates to building height in
metres and storeys, roof pitch and the porte cochere and pergolas encroaching into the
Goodchap Street setback. Bulk and scale is also important to the assessment.
Building height
Height in metres - the proposed building height encroachment is to the 2 lift overruns and eaves
which are centrally located and therefore are unlikely to be seen from the street nor cause
overlooking or shadowing of neighbouring properties. Furthermore, the development would not
create any additional overshadowing or overlooking of the 2 adjoining residential properties to the
south. The proposal is compliant in height along this elevation and setback 3.2m with the setback
greater than that required for a 2 storey detached house. There are some windows on the upper
level of the proposal which are setback more than 18m from the subject boundary but are
unlikely to cause any overlooking, given the separation.
Height in storeys - a small section near the entry to the basement technically does not constitute
a basement as the plans do not indicate the natural ground level to be reinstated; refer to Figure
9 below. Although this wall would be partially hidden by topography and landscaping, a condition
could be included which requires a garden provided at the natural ground level along the subject
wall which would ensure the basement is compliant and resulting in a 2 storey development. It
should be noted a garden would not interfere with vehicle maneuvering paths and would still
allow for the plant room to ventilate.




                  Figure 9 – Showing the cause of the 3 storey portion of the development

Roof pitch
The flat centrally located roof provides for photo voltaic solar panels and lift overruns. The flat
roof would not be seen from the street. The building presents with a pitched roof with
architectural overhangs except for near the porte cochere. The area near the porte cochere is
articulated and uses a variety of external finishes which provides interest to this part of the
Goodchap Street elevation.
Setbacks
The porte cochere defines the entry and would be used for emergency vehicles, pickup and drop
off of residents, and used by taxis and the like. The porte cochere is not intrusive, is human scale
being 4.5m in height and proposed in a landscaped setting as seen in Figure 10 below. It is
considered the porte cochere would contribute positively to and not dominate the streetscape.
The pergola’s provide some shading and architectural interest also to the development.




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