ordinary meeting of council to be held on tuesday, 26 april 2005 at ...
ordinary meeting of council to be held on tuesday, 26 april 2005 at ...
ordinary meeting of council to be held on tuesday, 26 april 2005 at ...
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Ordinary Meeting <str<strong>on</strong>g>of</str<strong>on</strong>g> Council - <strong>26</strong> April <strong>2005</strong> 1 / 9<br />
1, 3, and 5 Lynbara Avenue and<br />
12 Porters Lane, St Ives<br />
Item 1 1219/04<br />
1 April <strong>2005</strong><br />
Council’s Development Assessment Engineer has st<strong>at</strong>ed th<strong>at</strong> the proposal requires a minimum <str<strong>on</strong>g>of</str<strong>on</strong>g> 83<br />
car spaces, which includes 12 visi<str<strong>on</strong>g>to</str<strong>on</strong>g>r spaces. The development complies fully with those c<strong>on</strong>trols<br />
within LEP 194.<br />
The proposed development has already <str<strong>on</strong>g>be</str<strong>on</strong>g>en shown <str<strong>on</strong>g>to</str<strong>on</strong>g> have has an adverse effect <strong>on</strong> the value<br />
<str<strong>on</strong>g>of</str<strong>on</strong>g> the adjoining properties in Stanley Close. Est<strong>at</strong>e agents have informed us th<strong>at</strong> the same<br />
will <str<strong>on</strong>g>be</str<strong>on</strong>g> true for properties al<strong>on</strong>g Lynbara Avenue and Porters Lane. Th<strong>at</strong> our investments<br />
(which we may have <str<strong>on</strong>g>to</str<strong>on</strong>g> call <strong>on</strong> in our declining years) should suffer is causing anxiety and<br />
c<strong>on</strong>cern. We do not <str<strong>on</strong>g>be</str<strong>on</strong>g>lieve th<strong>at</strong> this is wh<strong>at</strong> <str<strong>on</strong>g>council</str<strong>on</strong>g> or the NSW Government intend.<br />
The effect <str<strong>on</strong>g>of</str<strong>on</strong>g> any proposed development <strong>on</strong> adjoining or surrounding property values is not a valid<br />
planning c<strong>on</strong>sider<strong>at</strong>i<strong>on</strong> under s79C <str<strong>on</strong>g>of</str<strong>on</strong>g> the Envir<strong>on</strong>mental Planning and Assessment Act.<br />
This development will <str<strong>on</strong>g>be</str<strong>on</strong>g> 6 s<str<strong>on</strong>g>to</str<strong>on</strong>g>reys facing Stanley Street. The underground carpark will <str<strong>on</strong>g>be</str<strong>on</strong>g><br />
more than 1.2 metres above ground level <strong>at</strong> the Stanley Street façade.<br />
As the development is built <strong>on</strong> two pl<strong>at</strong>es stepping down <str<strong>on</strong>g>to</str<strong>on</strong>g>wards Stanley Street, the basement car<br />
park is not in excess <str<strong>on</strong>g>of</str<strong>on</strong>g> 1.2 metres al<strong>on</strong>g the Stanley Street façade.<br />
The massive five s<str<strong>on</strong>g>to</str<strong>on</strong>g>rey building will cre<strong>at</strong>e a major shadow <str<strong>on</strong>g>to</str<strong>on</strong>g> all the houses al<strong>on</strong>g this part <str<strong>on</strong>g>of</str<strong>on</strong>g><br />
Porters Lane and Lynbarra Avenue.<br />
The proposal will not result in the undue overshadowing <str<strong>on</strong>g>of</str<strong>on</strong>g> any <str<strong>on</strong>g>of</str<strong>on</strong>g> the properties al<strong>on</strong>g Porters Lane<br />
or Lynbarra Avenue. The applicant has submitted detailed shadow diagrams th<strong>at</strong> indic<strong>at</strong>e th<strong>at</strong> all<br />
sites in close proximity <str<strong>on</strong>g>to</str<strong>on</strong>g> the subject development will receive a minimum <str<strong>on</strong>g>of</str<strong>on</strong>g> 3 hours <str<strong>on</strong>g>of</str<strong>on</strong>g> solar<br />
access <str<strong>on</strong>g>be</str<strong>on</strong>g>tween 9:00 am and 3:00pm <strong>on</strong> June 21. This is compliant with Council’s c<strong>on</strong>trols.<br />
The development will <str<strong>on</strong>g>be</str<strong>on</strong>g> a dominant structure, isol<strong>at</strong>ed am<strong>on</strong>gst predominantly single and<br />
double s<str<strong>on</strong>g>to</str<strong>on</strong>g>rey development. There is no gradu<strong>at</strong>i<strong>on</strong> <str<strong>on</strong>g>of</str<strong>on</strong>g> height, scale or bulk <str<strong>on</strong>g>be</str<strong>on</strong>g>tween the<br />
proposal and the existing surrounding built form.<br />
When c<strong>on</strong>sidering the c<strong>on</strong>text <str<strong>on</strong>g>of</str<strong>on</strong>g> the proposed development, it should <str<strong>on</strong>g>be</str<strong>on</strong>g> noted th<strong>at</strong> the<br />
adjoining development in Stanley Close (known as Eden Brae) was approved following an<br />
appeal in the Land and Envir<strong>on</strong>ment Court. Development Applic<strong>at</strong>i<strong>on</strong> 3684/93 originally<br />
sought approval for 25 dwellings <strong>on</strong> an old school site. The court approved the development<br />
for 22 dwellings <strong>on</strong>ly. The overall reducti<strong>on</strong> in density was a reflecti<strong>on</strong> <str<strong>on</strong>g>of</str<strong>on</strong>g> the importance<br />
given by the Court <str<strong>on</strong>g>to</str<strong>on</strong>g> the protecti<strong>on</strong> <str<strong>on</strong>g>of</str<strong>on</strong>g> significant trees <strong>on</strong> site and the overall landscape<br />
quality and amenity.<br />
The property is z<strong>on</strong>ed 2(d3) which allows for a five s<str<strong>on</strong>g>to</str<strong>on</strong>g>rey apartment building <strong>on</strong> the site. Due <str<strong>on</strong>g>to</str<strong>on</strong>g><br />
the size <str<strong>on</strong>g>of</str<strong>on</strong>g> subject property as well as its <str<strong>on</strong>g>to</str<strong>on</strong>g>pography <str<strong>on</strong>g>of</str<strong>on</strong>g> the site, it is not possible <str<strong>on</strong>g>to</str<strong>on</strong>g> design a stepped<br />
building or a ‘pyramid like’ building and also achieve the 50% deep soil landscaping. The scale <str<strong>on</strong>g>of</str<strong>on</strong>g><br />
the development is reflective <str<strong>on</strong>g>of</str<strong>on</strong>g> the relevant c<strong>on</strong>trols within LEP 194 and DCP 55.<br />
The proposed scale <str<strong>on</strong>g>of</str<strong>on</strong>g> the building is excessive when viewed from the adjoining single s<str<strong>on</strong>g>to</str<strong>on</strong>g>rey<br />
dwellings in Stanley Close. Little <strong>at</strong>tempt has <str<strong>on</strong>g>be</str<strong>on</strong>g>en made <str<strong>on</strong>g>to</str<strong>on</strong>g> limit the mass and bulk <str<strong>on</strong>g>of</str<strong>on</strong>g> the<br />
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