PLANNING & ENVIRONMENT REPORT - 132001 210127 3 - FINAL VERSION [As Published]

               includes a portion of the Banksia wing roof up to 9m in height and as such does not comply with
               A017.1.




                                                Figure 17: Area of height encroachment

               The proposal is therefore required to comply with corresponding Performance Outcome PO17 of
               the Community Facilities Zone Code, which states:
               PO17 Buildings and structures:
                        a. are low rise and have a visual bulk and architectural scale consistent with the character
                           of the area;
                        b. do not visually dominate the street and surrounding spaces;
                        c. preserve the amenity of surrounding development including privacy, views and access
                           to sunlight to residential dwellings;
                        d. respect the scale of the surrounding vegetation, maintaining a vegetated skyline; and
                        e. have a maximum building height of two storeys.
               The area of non-compliance relates to the peak of the roof of the Banksia wing only. The building
               is located along the north eastern boundaries of the site and is not viewable from any roads in
               proximity, and as such will not visually dominate the street or surrounding areas. The building is a
               maximum of two (2) storeys and will not result in visual bulk due to the location of the building being
               screened from view outside of the site. The encroachment is considered minor in the context of
               the whole of the development and does not raise any concerns. The proposal is therefore
               considered to comply with Performance Outcome PO17 of the Community Facilities Zone Code.
               Acceptable Outcome AO18.1 of the Community Facilities Zone Code requires that individual
               buildings do not exceed a gross floor area (GFA) of 1000m2. The proposal includes individual
               buildings in excess of 1000m2 GFA and as such does not comply with AO18.1. The proposal is
               therefore required to comply with corresponding Performance Outcome PO18 of the Community
               Facilities Zone Code, which states:
               PO18 Buildings and other structures:
                        a. are fit for purpose and respect the scale of surrounding development;
                        b. do not present an appearance of bulk to adjacent properties, roads or other areas in the
                           vicinity of the site;
                        c. maintains natural site characteristics where possible, including native vegetation and
                           natural landforms;

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Document Set ID: 22389362
Version: 24, Version Date: 05/07/2023