Planning Report

KHA DEVELOPMENT MANAGERS – 15223                                                                      June 2015


7.4.1      ALTERNATIVE SOLUTIONS

Eastern Beaches Locality Code – O5 – S5.1 – Setbacks

Alternative Solution: In accordance with schedule 1 the development is required to have a frontage
setback of 6m for the first two stories and 10m for the third storey. The proposal provides for a ground
level setback of approximately 15m, with the second and third storey setback 7.5m. This largely results in
an averaging of the required setbacks and which we understand Council has previously accepted for 3
storey residential development.

Required side setbacks, based on wall heights ranging from 7m – 10.9m, vary from 2m to 3m. The
northern side boundary setbacks vary from 2.3m to 3m and the southern side setbacks vary from 2.6m to
3m. While these setbacks do not fully comply, they generally comply and with the wall length articulation
provided, result in an acceptable setback solution. A reduced setback of about 1.2m is however required
for the ground level garage to the northern boundary. As the wall height of the garage is only 2.4m, it is
not considered this reduced setback will result in any detrimental impact on the adjoining property, which
is an undeveloped and heavily vegetated property.

The required rear setback is 6m, with the development providing a minimum rear setback of about 4.8m.
The rear building elevation does not however present in a single plane and is highly articulated. Given the
sites topography and the existing developed form of the adjoining property to the rear, this varied rear
setback will not result in any detrimental impact.

In accordance with specific outcome O5 and in consideration of the above, the above noted setbacks are
considered to be adequate to provide amenity for occupants of the development and ensure amenity is
maintained for adjoining land uses; provide adequate distance from adjoining uses; allows for landscaping
to be provided between the proposed development and adjoining land uses; and will maintain the visual
continuity and pattern of buildings and landscape elements of the street. The setbacks comply with specific
outcome O5.

Eastern Beaches Locality Code – O13 – S13.2 & S13.3 – Sloping Sites

Alternative Solution:
While the building is not split level design and part of the proposal will result in cut exceeding 2m in
height, the building has been designed in accordance with O13 to be responsive to the natural topography
of the site, minimise cut and fill and not visually dominate the hill slope or interrupt the skyline. The area
of cut exceeding 2m relates to the ground level carparking which is in part semi-basement form. The
garages are integrated into the site with the surrounding finished site levels relating to natural ground
topography and not showing significant cut.

Eastern Beaches Locality Code – O13 – S13.5 – Sloping Sites

Alternative Solution:
The building presents as 3 storeys to the street frontage as allowed for by specific outcome O4.

Residential Uses Code – O17 – S17.1

Alternative Solution:
While the building is not split level design and part of the proposal will result in cut exceeding 2m in
height, the building has been designed in accordance with O17 to to maximise the use of the natural
topography and minimise the need for cut and fill. The area of cut exceeding 2m relates to the ground
Development Assessment Report                                                                      Page 12 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
6 Crank Street, Sunshine Beach (Lot 431 on RP48112)