2019-06-05 Special Meeting Agenda

SPECIAL MEETING AGENDA                                                                         5 JUNE 2019


compliant building height of 8.0m relative to the finished and natural ground level and only
comprises two storeys.
The applicant maintains that the extent of the roof structure that extends beyond the 8m building
height limit relates only to the lift overrun and lift lobby area. The protrusion beyond 8m has been
reviewed in detail and every effort has been made to minimise the extent of this roof structure,
noting that it is a minor component when considering the building as a whole. The only enclosed
area…..is measured at 19 sqm which makes up 4% of the overall GFA or 8.4% of the building roof
(footprint). This area comprises the lift overrun and lift lobby space only. As previously outlined in
Item 3, there is no visual impact as the lift overrun is not visible from the ground. The lift is required
to enable equitable access to all parts of the proposed building and is required for the safe
operation of the lift.
Whilst the applicant correctly assesses the amount of area which exceeds the 8 metre height limit
this measurement does not accurately reflect the visual impact of the increased height’s bulk and
scale. As previously stated when the development is viewed from the north or south 44% of this
viewing plane will exceed 8.0 metres in height. Similarly, the extent of building height above 8.0
metres when viewed from the east or west is equivalent to 40% of this viewing plane. The following
image demonstrates the extent of the southern plane which exceeds 8.0 metres and how much
higher the top of this wall is compared to the adjoining property.




                 Figure 7: South elevation identifying aspect of the building above 8 metres

The non-compliance with the 8.0 metre building height and 2 storey requirement results in a
building scale and bulk that does not comply with the Specific and Overall Outcomes for the locality.
The proposed built form is not consistent with structures on adjoining and surrounding land and
will visually dominate the street, adjacent properties, surrounding spaces and the existing skyline.
It is noted that the roof top deck is proposed to be used in conjunction with the entertainment and
dining use and operate between the hours of 7.00am and 9.00pm, with the deck having the
capacity to seat approximately 70 people. The current approval explicitly prohibits the use of the
roof top deck associated with the Entertainment and Dining Business Type 1 and the Retail
Business Type 2. It is noted that the application does not include any shade screening treatment
to this area. It is unclear how a rooftop terrace could operate without the inclusion of sun and
weather protection devices, such as umbrellas or shade sails, to protect guests from sun exposure.
The screen to the perimeter of the roof top terrace is 1.55 metres above the floor level of the terrace
and therefore the provision of any sun protection devices will result in additional bulk being visible
from the streetscape, surrounding properties and the broader locality.
Furthermore, the extended lineal form of the timber screen is not consistent with the Specific
Outcomes for the Neighbourhood Centre zone as it does not provide for a subtle change in colours,
textures and materials to break up the building facades.
The following images demonstrate the scale of the building in comparison to surrounding properties
and the strong lineal elements to both the lower and upper level.

                                                                                               Page 12 of 58