Delegated Report - Code - Planning MCU25 0060 (As Published) · MCU25/0060

                    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
               Consequence of the lower level not designed as a basement the entirety of the lower level is
               nominated as a storey and subsequently contributes to site cover. The applicant has taken the
               position that the element of the lower level that exceeds 30% could be redesigned as an under
               croft and would have the same visual impact to adjoining properties and the surrounding area. The
               applicant has advised they are not agreeable to amending the proposal in this regard.
               While the applicant’s position is acknowledged, the proposed scale of the dwelling well exceeds
               the anticipated scale of development within the estate. While the lower level will be partially
               concealed the building footprint at that level is likely to impact the opportunity to retain landscaping
               along the side boundaries of the allotment.
               The proposed development is disproportionate in scale compared to the established pattern of
               surrounding development. Its overall massing and built form present a sense of visual bulk, which
               is inconsistent with the prevailing character of adjacent properties.
               And for these reasons Council seeks to issue a preliminary approval subject to reduction of the
               dwelling footprint to uphold the current scheme provisions.
               Floor Area - POD
               The Plan of Development details a maximum floor area of 350m2 (including garage space) and
               one Manager’s Office 40m2, a total of 390m2.
               The applicant has detailed that the lower level “family room/rumpus” will also function as an office
               space.
               Council’s Floor Area Calculations in accordance with the relevant definitions at the time of the issue
               of the POD are detailed in the below figures.
                    •    The development does not achieve the “building height in storeys” definition therefore the
                         entire lower level is captured as floor area.
                    •    The upper-level roof terrace is not constructed in accordance with the provision contained
                         in Section 5.4.1.8 and therefore is captured as contributing to gross floor area. The area of
                         noncompliance relates to section 5.4.1.8 (c), which requires the terrace to set in 6 metres
                         from the building’s footprint.

                Gross Floor Area Definition – 1990 Schedule
                The sum of the floor areas (inclusive of all walls, columns and balconies whether roofed or not)
                of all storeys of a building or buildings that constitute storeys for the purposes of the
                definition building height in storeys, provided that the term does not include:
                a. The area (inclusive of all walls and columns) at any topmost storey of lift motor rooms or air
                conditioning or other mechanical or electrical plant and equipment rooms;
                        b.                                                                                           –
                        b.1 The area of that part of any private balcony, which is within 2.5 metres of external walls
                        of       the        building        adjacent       to         such        balcony;        and
                        b.2 Unenclosed areas, over which the building cantilevers, of 2.5 metres width or less;
                        provided that the combined total of b.1 and b.2 does not exceed 15% of the gross floor
                        area of the building;
                c. The areas (inclusive of all walls and columns) of all space used or intended for use for the
                parking of motor vehicles, where such areas are located at or below existing natural ground
                level;
                d. Lift spaces;


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Document Set ID: 23850879
Version: 8, Version Date: 08/12/2025