L01 Statement to NSC

            f)    be consistent with the predominant character of the streetscape; - A number of dwellings
                  in Park Crescent have been approved with garages in the front setback.

            g) protect the natural character and avoid adverse impacts on ecologically important
               areas such as national parks, waterways and wetlands. – The areas of non compliance
               will not impact on the ecological values of the area.

Building Height

AO7.1 of the Low Density Residential Zone Code details a building height of 8 metres. The
applicant seeks a height of 9.27m, The height is a direct result of the slope of the site as well as the
15metre setback line which restricts development from stepping further down the site. As the
proposal does not comply with this acceptable outcome, the proposal is to be assessed against the
performance outcome below:

      PO7
      Buildings                                       and                                         structures:

             a) are low rise and present a building height consistent with structures on adjoining and
             surrounding premises and with the predominant character of the area; - The area of
             intrusion relates to a section of the roof form the maximum of which is 1.27metres over the
             height. The building has been designed based on best practice passive design principles
             which includes high level windows and decks to minimise mechanical heating and cooling.
             The building steps down the site and will not be readily visible to the surrounding area.

             b) are designed to provide an interesting streetscape and complement landform changes; -
             The roof form and building recognise the slope of the site and step down the site. The areas
             of non compliance are not visible to the street.

             c) do not visually dominate the street or surrounding area; - The areas of intrusion are
             located to the centre of the site and will not be visible from the street as demonstrated by the
             illustration below.




                                                                                                          .

             d) respect the scale of surrounding vegetation and maintain a vegetated skyline; - The
             areas of intrusion are minor and do not impact on existing vegetation. It is noted that the 15
             meter coastal setback line severely impacts on the area available for development limiting
             development to the top portion of the site.

             e) do not unreasonably obscure views or lead to overshadowing of neighbouring properties;
             Areas of intrusion are located to the centre of the site and relate to a small section of the
             roof. Intrusions will not obscure views of overshadow adjoining properties.

             f) do not exceed two storeys. – complies

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