2017-01-16 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                16 JANUARY 2017


Site Cover, gross floor area and plot ratio
Specific Outcome O6, states:
The site cover, gross floor area and plot ratio of buildings and other roofed structures –
a)   results in a building scale that is compatible with surrounding development;
b)    does not present an appearance of bulk to adjacent properties, roads or other areas in the
     vicinity of the site;
c)    maximises the retention of existing vegetation and allows for soft landscaping between
     buildings;
d)    allows for adequate area at ground level for outdoor recreation, entertainment, clothes
     drying and other site facilities; and
e)    facilitates onsite stormwater management and vehicular access.
It is noted that other provisions apply with respect to the matter of site cover, however no specific
site cover amount is provided for land included in the Community Services Zone, with the above
provisions being most relevant.
Having regard to the Development Summary Table above, the development as a whole, has a site
cover of about 67.9%, which is substantial. This includes all existing and proposed buildings
including the area of the basement, where the ceiling is 1m or more above the natural ground level.
It is noted that the RSL development alone is mostly located over the south and western portion of
the subject land. The site cover for this part of the development in isolation would be considerably
higher.
For comparison purposes only, outcome O10 provides the amount of plot ratio that is allowed in a
commercial zone, such as the Tewantin Business Centre, as being 0.8:1 for the first 2,000m² of
site area and for the balance area, 0.3:1 in excess of 2,000m². For the subject land this would
equate to a maximum GFA of about 3,005.5m² or plot ratio of about 0.45:1.
Having regard to the Development Summary Table above, the plot ratio for the development is
about 0.54:1, which is considerable. Despite this, it must be noted that the planning scheme does
not provide for a specific plot ratio for large developments included in the Community Services
Zone.
Having regard to the specific outcome (O6), it is questioned that the development is of a scale that
is compatible with surrounding development, given that the basement area is 2m in height towards
the southern end of the site, which also results in reduced building setbacks. Despite this,
substantial landscaping is proposed to the Doonella Street and Pelican Street frontages as well as
other architectural features, which seek to reduce the impact of the proposed built form.
It is noted that some relatively large native trees near the Doonella Street and Pelican Street
frontages will most likely be lost by the development of the basement area, however it should be
possible to provide substantial endemic species in the landscape setback area in Doonella Street.
This will be more limited in the further reduced setback of 2m to Pelican Street.
The issues of stormwater management and water quality have been addressed, however this is to
be achieved by using a manual filtration system and not by bio-retention means.
Roof Form and Character
With respect to the matter of roof form (O13), this specific outcome seeks roof forms that:
a)    contribute positively to the local skyline;
b)    complement the low density character of the locality;
c)    do not present an appearance of excessive bulk to side neighbours;
d)    use simple traditional roof designs; and
e)    do not create opportunities for residents to overlook the private open space areas of
      neighbouring properties.


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