08/0242 - MCU - Detached House [As Published] · 132008.242

 

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3. THE DEVELOPMENT ASSESSMENT

In support of the proposed relaxations for gross floor area and the additional level, the following
points are provided for consideration:

The site is severely constrained in that it slopes steeply away from the road and has
a significant cross fall to the north, making the site awkward to access from the top
to the bottom without incorporating a stepped building design;

This site and the adjoining vacant sites appear to be more constrained in terms of
slope and cross fall than many of the other properties in the gated community;

The gross floor area is increased as a result of the enclosed access ways and
staircases which provide convenient access from the frontage of the site, between
the four levels and onto the beach;

A reduction in gross floor area will not necessarily result in a reduced building
footprint (i.e. if the guest suite, media level and some bedrooms were removed, the
gross floor area would comply, but there would be some significant voids within the
building and the site cover and overall impact would not change);

A gross floor area of 350m? is considered to be undercapitalizing on this lot given
the value and size of the land, and the amenity of the site and locality;

The provision limiting the gross floor area of buildings within the Plan of
Development for the site is considered to unfairly disadvantage landowners as it
minimises their ability to obtain maximum yield within the scope of allowable site
cover;

While the design incorporates a total of four levels, these levels are stepped down
the site such that the building appears to have only two storeys from the street
frontage and southern elevation. The building appears to have a maximum of three
levels from the eastern and northern elevations which allows for excellent solar
access and view of the ocean and is typical of the existing detached houses in this
location;

The proposed design provides well articulated elevations and a stepped layout,
which minimises the building bulk and improves the visual relationship between the
site, the proposed building, the streetscape and the natural environment;

The pool and surrounding terrace areas are required to be located internally to
achieve adequate protection from south-easterly winds;

The dwelling house has been sited and designed to maximise the easterly views
and northerly aspect to living areas and to maintain internal privacy for residents
and the amenity of adjoining sites;

Existing on-site vegetation will be retained along all boundaries and within the rear
section of the site and proposed additional landscaping will be provided within the
frontage of the site;

The proposal seeks to establish a high caliber detached house on a constrained site
which. provides excellent amenity for residents, will not affect adjoining sites,
contributes to the surrounding streetscape and is consistent with the character of
this locality; and,

Surrounding residential development within this location has a similar bulk and built
form to that proposed (as shown in the photos on the following page).