Delegated Report - Code - Planning MCU24 0094 [As Published] · MCU24/0094

               Existing development to the northeast of the site comprise Dwellings and group title dwellings
               which are noticeably less dense and are separated by significant areas of vegetation adjacent to
               the coastal dunes within the Sunshine beach foreshore reserve.
               The proposed development will replace the existing dwelling at the site with a new dwelling which
               is substantially larger than any dwelling surrounding the site. The applicant submits that the scale
               of the Dwelling is appropriate when assessed against PO8 (a) & (d) for the following reasons:


               The scale of development is similar to the existing dwelling with no further impacts likely to the site
               or surrounding areas. To provide context, the 3,500m² site is considerably larger than the average
               600m² lot in the area and the proposed GFA is over 2 storeys resulting in a modest footprint in
               scale with the size of the lot. For example, if this lot were 5 average sized lots the GFA accumulated
               could be upwards of 2,500m², far greater than the proposed 850m².
               The dwelling’s footprint is similar to the existing dwelling, with the majority of the site’s existing
               vegetation being retained. Furthermore, the development steps down the site and complements
               the natural slope of the lot. Some additional cut is required to the front of the site however, most of
               this cut already exists. The development is well articulated with a mix of natural material finishes
               allowing the development to sit within the natural landform comfortably and not dominate the
               surrounding…. The proposal satisfies PO8(a) as the proposed development and is designed to be
               compatible with the scale of surrounding development and the unique circumstances of the site.
               Given the expansive nature of the lot, the size of the dwelling is appropriate and maintains a
               harmonious relationship with neighbouring properties.
               The proposal satisfies PO8(d) as the development incorporates a strategy of stepping down with
               the natural slope, thereby minimising the appearance of any bulk form seen from adjacent
               properties, roads or other areas in the vicinity of the site. The developments architectural features,
               landscaping, and stepped building heights, integrates harmoniously with the surrounding
               environment. This approach enhances the visual aesthetics of the area while maintaining a scale
               that is consistent with neighbouring structures. Overall, the development promotes a sense of
               openness and contributes positively to the character of the neighbourhood.

               The Applicant’s submission that the development footprint is similar to the existing house is not
               agreed with as the new development footprint will be substantially larger in area (including external
               landscaped terraces). Further the Applicant’s justification that the site area could yield a number
               of individual lots and dwellings of a greater built form is also not agreed with as a previous
               application for subdivision (RAL20/0027) was not supported or advanced through the Court for a
               determination.
               It is agreed that the site is the largest in the region and due to its topography falling steeply from
               Ross Crescent will ensure that the majority of the building bulk will be positioned predominantly
               below road level (see Figure 8). The proposed dwelling will not present as a prominent dwelling,
               in building height, along the Ross Crescent streetscape. The proposed development’s extensive
               integrated landscaped areas (at roof and terrace level) will assist with providing a degree of
               softening of the development.
               Existing development to the north of the site at 31 Ross Crescent will have restricted site lines to
               most of the site given the significant existing landscaping along the length of the site's northern
               boundary which is approximately 10 metres in height.
               It is agreed that ‘the particular circumstance of the site’ involving a drop in topography, no
               neighbouring development to the east and south, lot size and landscaping along the northern
               boundary limits the direct interface to adjoining neighbours and impact on the streetscape.




                                                                                                      Page 14 of 33

Document Set ID: 23561450
Version: 5, Version Date: 10/04/2025