9.0 Assessment Tables

Built form         Table 6.5.1.3 Criteria for assessment (part)

 Performance outcomes                                                 Acceptable Outcomes                                               Y/N/NA

 All activities

 Built form
 Height                                                                                                                                 N – The development proposes areas of the building which
 PO9                                                                  AO9.1                                                             exceed 10m in overall height. Specifically, 10.59m and 11.03m
 Buildings and other structures—                                      Buildings and structures are no more than 10 metres in building   (best viewed on the Elevations as part of the Proposal Plan
                                                                      height.                                                           package. The height has been exceeded in this instance as the
  (a)   are low rise and have a visual bulk and architectural scale                                                                     site has been retained to create a relatively flat and graded
        consistent with structures on adjoining and nearby land;      Factory Street Business and Industry Precinct                     surface for the development. As a result the eastern portion of
  (b)   have a maximum building height of 2 storeys;                  AO9.2                                                             the site exhibits a retaining wall which at its highest is 3m from
                                                                      Buildings and structures are no more than 8 metres in building    natural ground. The building is then situated on top of this
  (c)   do not visually dominate the street or surrounding spaces;
                                                                      height.                                                           retaining wall and given the contours and undulation of the land
  (d)   preserve the amenity of surrounding residential                                                                                 beyond the retaining wall results in the building exceeding 10m
        development including privacy, views and access to                                                                              in height.
                                                                      AO9.3
        sunlight; and
                                                                      Where excavation is required, the maximum portion of the          We consider this proposal meets PO9 as follows:
  (e)   respond to the topography of the site; and                    exposed external façade of the building cannot exceed the
  (f)   are well articulated with strong horizontal and vertical      respective building heights in AO9.1 and AO9.2                        a)   The development measured from the slab is no higher
                                                                                                                                                 than 7.75m We expect that development of the
        elements to provide interest to the street.
                                                                      Editor's note—refer to figure AP3-13A                                      adjoining lot (4) in future will incur similar issues with
                                                                                                                                                 respect to building height if built towards the eastern
                                                                                                                                                 boundary. However we would also expect the finished
                                                                                                                                                 slab levels of both development sites to be fairly
                                                                                                                                                 consistent and as such the buildings heights in
                                                                                                                                                 comparison would be similar;
                                                                                                                                            b)   The development is not more than 2 storeys;
                                                                                                                                            c)   The height exceedance does not occur for the entire
                                                                                                                                                 length pf the eastern boundary and only a corner of
                                                                                                                                                 the building where viewed from the northern boundary;
                                                                                                                                            d)   The development does not adjoin residential
                                                                                                                                                 development and is afforded some natural visual
                                                                                                                                                 screening from existing and proposed landscape
                                                                                                                                                 which is approved by way of another development
                                                                                                                                                 application;
                                                                                                                                            e)   The development has responded as best as possible
                                                                                                                                                 to the topography of the site with regards to the
                                                                                                                                                 positioning and site plan of the buildings. The
                                                                                                                                                 development has achieved an appropriate grade for
                                                                                                                                                 the site and avoids unnecessary steps and ramps
                                                                                                                                                 within the development; and
                                                                                                                                            f)   The development is built to a continuous line along the
                                                                                                                                                 elevation however proposes low and high level glass
                                                                                                                                                 windows whilst also not having a continuous building
                                                                                                                                                 line across the whole of the eastern elevation provides
                                                                                                                                                 for a view through the development site.