ordinary meeting of council to be held on tuesday, 26 april 2005 at ...

Ordinary Meeting <strong>of</strong> Council - 26 April 2005 1 / 21
1, 3, and 5 Lynbara Avenue and
12 Porters Lane, St Ives
Item 1 1219/04
1 April 2005
The proposal responds <strong>to</strong> its context in two ways:
Scale:
1. Providing a by a landscape design, which retains all significant trees and replenishes
further trees, which will enhance the existing streetscape and which screens the buildings;
2. Acknowledging the site and zone opportunities in a residential building <strong>of</strong> contemporary
design largely compliant with Council’s controls. The site has a unique three street corner
situation. The proposal seeks <strong>to</strong> make a positive contribution <strong>to</strong> the desired future
character <strong>of</strong> the area.
The proposed building is generated by the envelope controls provided in LEP 194 and then refined
by the bulk and scale considerations as outlined in DCP 55. The proposal represents a significant
shift <strong>of</strong> scale from the existing low-density development types. However, it is compliant with the 5
s<strong>to</strong>rey height control in LEP 194.
The development, with its dramatic articulation and generous setbacks, represents a considered
response <strong>to</strong> the scale <strong>of</strong> neighbouring existing development. Further, the proposed buildings are <strong>of</strong>
a scale (four and five s<strong>to</strong>reys) identified as appropriate for the area under LEP 194.
Built form:
The design <strong>of</strong> the building elements, in particular the breaking <strong>of</strong> the building in<strong>to</strong> two sections, the
variety <strong>of</strong> materials <strong>to</strong> <strong>be</strong> used and the varied articulation represents high architectural quality. The
facade walls are stepped in response <strong>to</strong> site cover and setback requirements but also <strong>to</strong> break down
the building bulk in<strong>to</strong> parts. The architectural elements are arranged in<strong>to</strong> a balanced composition,
providing visual interest.
The building alignments, parallel <strong>to</strong> the three roads, and the provision <strong>of</strong> visible pedestrian accesses
respects and defines the road and public domain and will contribute <strong>to</strong> the character <strong>of</strong> the
streetscape.
Density:
The proposed density <strong>of</strong> the development is compliant with the density control in DCP55, <strong>of</strong> 1.3:1
floor space ratio for residential flat buildings. The application provides for a floor space ratio <strong>of</strong>
1.3:1.
The proposal is consistent with the envisaged future density <strong>of</strong> the area under LEP 194 and DCP
55..
Resource, energy and water efficiency:
N:\050426-OMC-PR-03117-1 3 AND 5 LYNBARA AVENUE.doc/ssegall/21