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

Ordinary Meeting <strong>of</strong> Council - 26 April 2005 19 / 44
2 <strong>to</strong> 4A Finlay Road, Turramurra
Item 19
DA1270/04
6 April 2005
The application fails <strong>to</strong> provide one area <strong>of</strong> deep soil landscaping as required by C-1, and fails <strong>to</strong>
provide accurate details <strong>of</strong> tree replenishment in order <strong>to</strong> meet with C-8 <strong>of</strong> DCP55. Without this
level <strong>of</strong> information it is questionable as <strong>to</strong> whether adequate tall canopy trees can <strong>be</strong>
accommodated on site.
Further, the information submitted does not provide sufficient detail <strong>to</strong> fully assess and locate the
existing trees on site. These are necessary <strong>to</strong> properly assess the consequential impacts <strong>of</strong> the
proposed works (see recommended reason for refusal No.(x)).
Part 4.3 Setbacks:
The application provides for sufficient side setbacks but fails <strong>to</strong> provide for adequate front and rear
setbacks.
A minimum distance <strong>of</strong> 9.0 metres has <strong>be</strong>en provided as a setback from Finlay Road, with the
basement parking extending the entire width <strong>of</strong> the building (60 metres) at 9.6 metres from the front
boundary. This will not provide for an adequate front setback as envisaged within either LEP194 or
DCP55 and will not <strong>be</strong> conducive <strong>to</strong> the establishment <strong>of</strong> a tall tree canopy.
The application also proposes <strong>to</strong> site private courtyards within the front setback, at a minimum
distance <strong>of</strong> 3.6 metres from the front boundary. DCP55 requires, through Controls C-7 and C-8 <strong>of</strong>
Section 4.3, courtyards <strong>to</strong> <strong>be</strong> set back 8 metres from the front boundary, and that the setback
<strong>be</strong>tween 8 and 10 metres is limited <strong>to</strong> 15% courtyard. The application provides for courtyards well
in excess <strong>of</strong> the 8 metres line. The courtyards will preclude the establishment and maintenance <strong>of</strong>
canopy trees which will result in adverse impact upon the streetscape <strong>of</strong> Finlay Road (see
recommended reason for refusal No.(i)).
The application proposes a rear setback <strong>of</strong> 3.6 metres. This occurs at basement level for a length <strong>of</strong>
28 metres – half <strong>of</strong> the building infringes <strong>to</strong> the rear. Above ground, balconies project <strong>to</strong> within 4.7
metres <strong>of</strong> the rear boundary.
The purpose <strong>of</strong> the rear setback control is <strong>to</strong> ensure adequate planting <strong>to</strong> reduce visual bulk impacts,
and ensure that the amenity <strong>of</strong> neighbouring development will not <strong>be</strong> unreasonably affected. The
location <strong>of</strong> the basement parking, particularly five levels <strong>of</strong> basement parking and for such a length
will not allow for adequate planting. This is particularly significant given the proposed adjacent
development, which is also provided with limited side setbacks. These concerns have also <strong>be</strong>en reiterated
by Council’s Landscape Officer.
The limited rear balcony setbacks raise further concern with respect <strong>to</strong> the privacy and amenity <strong>of</strong>
future adjoining occupants. Additionally, the balconies protrude further than the recommended 1.2
metres and will thus <strong>be</strong> visually obvious and obtrusive <strong>to</strong> the property adjoining <strong>to</strong> the rear (see
recommended reason for refusal No.(i)).
Part 4.4 Built form and articulation:
The development provides for two wall plane areas which are in excess <strong>of</strong> 81m 2 – these are at the
sides <strong>of</strong> the building (North-East and South-West). The elevations show a broken wall with
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