Planning Report · MCU18/0094

Project Urban – 17655                                                                         June 2018

7.5.1      ALTERNATIVE SOLUTIONS

Specific Outcome O42 and Probable Solution S42.1

Probable Solution S42.1 reads as follows.
   S42.1 Buildings and other structures are designed to—
   a) Have a maximum wall length of 15m and each external wall plane incorporates at least
   one design element to add visual interest and amenity (such as windows, pergolas, sun
   shading devices, balconies or a change of building material);
   b) vary and break up the roof forms through gables or different pitches to add visual
   interest and define the individual dwelling units (Refer Figure 6.2).
   c) provide individual segmented balconies for each dwelling unit to reduce dominant
   horizontal banding;
   d) visually break up building façades by incorporating different but complementary
   textures and building materials; and
   e) visually break up the bulk of the building by integrating tall plant species in front of and
   to the side of buildings.

On the western elevation of the buildings, the ground floor has a length of 19m and
therefore exceeds the Council’s preferred 15m distance. This element of the proposal
therefore needs to be assessed against the overarching Specific Outcome O42 which reads as
follows:

   O42 Buildings and structures–
   a) present a visual bulk and architectural scale that is consistent with structures on
   adjoining and nearby land;
   b) do not dominate the streetscape or surrounding spaces;
   c) address the streetscape;
   d) respect the public spaces about the site;
   e) vary in line and plane;
   f) reflect the original vernacular architecture surrounding them;
   g) integrate with the landform by minimising cut and fill;
   h) make use of balconies, verandahs, eaves, and roof overhangs for aesthetic, climatic and
   lifestyle reasons; and
   i) present well-articulated façades where garages or carports are not the dominant visual
   element when viewed from the street;

Comment: As the extract in Figure 4 below illustrates the ground floor of the buildings does
include vertical elements, doors and windows that break up the elevation into three distinct
sections that are just over 6m long. It should also be noted that this elevation addresses the rear
boundary and will not therefore have an impact on the streetscape. Furthermore, as this issue
only applies to the ground floor and the building is setback more than 6m from the rear
boundary, it is considered that it will not have an adverse impact on the adjoining property.
Overall the proposal is considered to provide a high quality architectural outcome that complies
with O42.

Development Assessment Report                                                               Page 19 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011