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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 />

N:\0504<strong>26</strong>-OMC-PR-03117-1 3 AND 5 LYNBARA AVENUE.doc/ssegall/9

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