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

Ordinary Meeting <strong>of</strong> Council - 26 April 2005 1 / 30
1, 3, and 5 Lynbara Avenue and
12 Porters Lane, St Ives
Item 1 1219/04
1 April 2005
Part 3 <strong>of</strong> DCP 55 requires consideration <strong>of</strong> the existing and desired future character <strong>of</strong> the area in
which the site is located, the maintenance <strong>of</strong> Ku-ring-gai’s landscape and visual character and
consideration <strong>of</strong> relevant conservation areas and heritage buildings.
Through the retention and replenishment <strong>of</strong> trees on site and the provision <strong>of</strong> good front and rear
setbacks, it is considered that the development will maintain the existing character <strong>of</strong> this area and
appropriately respond <strong>to</strong> the future medium density character <strong>of</strong> the area.
Part 4.1 Landscape design:
The application is compliant will all <strong>of</strong> the requirements <strong>of</strong> Section 4.1. In particular, the proposal
provides for deep soil landscape zones around the three street frontages and at the rear <strong>of</strong> the
property. The application also provides for a large amount <strong>of</strong> tree retention and tree replenishment.
The application provides for one central landscaped area <strong>to</strong> the rear as well as providing large
pockets <strong>of</strong> landscaping and good sized communal areas <strong>of</strong> deep soil areas which are adequate for
the amenity <strong>of</strong> residents and adequate for the retention <strong>of</strong> the treed character <strong>of</strong> the locality. For
these reasons, the landscape design is satisfac<strong>to</strong>ry.
Part 4.3 Setbacks:
Because <strong>of</strong> the villa development <strong>to</strong> the north-set <strong>of</strong> the site, the applicant has set back the building
<strong>be</strong>tween 9 and 16.5 metres, which is well in excess <strong>of</strong>f the required 6 metres minimum setback, <strong>to</strong>
address the potential for overlooking from the apartments along this facade down <strong>to</strong> the villa
development. This allows a large area for deep soil landscaping <strong>to</strong> screen the adjoining villa
development. Therefore, the building does not achieve the 13 <strong>to</strong> 15 metres setback <strong>to</strong> the three
street frontages (Clause 4.3 C-2 <strong>of</strong> DCP 55).
The proposed setback from Lynbarra Avenue is 12m at the western end (Unit 4), stepping <strong>to</strong> 14.5m
and 17.5m <strong>to</strong>wards the centre <strong>of</strong> the site (units 6 and 7). The building steps from 17.5m setback in
the centre <strong>of</strong> the site <strong>to</strong> 9m at the corner, with one balcony <strong>be</strong>ing set back 7m from the boundary.
The average <strong>of</strong> this setback is much greater than 12m, with 143 m 2 <strong>of</strong> building <strong>be</strong>ing set back
greater than 12m and 48 m 2 <strong>of</strong> building <strong>be</strong>ing set back less than 12m. The average setback from
Porters Lane is about 10 metres and the average setback from Stanley Street is 9 metres.
The proposed building provides a variety <strong>of</strong> street and rear setbacks in order <strong>to</strong> achieve good
articulation and interest <strong>to</strong> the streetscape.
Part 4.4 Built form and articulation:
The built form and articulation <strong>of</strong> the building is well conceived, with good wall plane depths,
building width and limited balcony projections.
Several <strong>of</strong> the wall planes do exceed DCP55 Part 4.4 C-2, which sets a maximum wall plane area <strong>of</strong>
81m 2 . The areas which fail <strong>to</strong> comply are <strong>to</strong> the rear (north-west) and section <strong>of</strong> the façade adjacent
<strong>to</strong> the ‘pocket park’, however, these are either set well back form the street or at 90 o orientation <strong>to</strong>
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