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> 19 / 50<br />
2 <str<strong>on</strong>g>to</str<strong>on</strong>g> 4A Finlay Road, Turramurra<br />
Item 19<br />
DA1270/04<br />
6 April <strong>2005</strong><br />
RECOMMENDATION:<br />
Pursuant <str<strong>on</strong>g>to</str<strong>on</strong>g> Secti<strong>on</strong> 80(1) <str<strong>on</strong>g>of</str<strong>on</strong>g> the Envir<strong>on</strong>mental Planning and Assessment Act, 1979<br />
THAT Council, as the c<strong>on</strong>sent authority, refuse development c<strong>on</strong>sent <str<strong>on</strong>g>to</str<strong>on</strong>g> Development Applic<strong>at</strong>i<strong>on</strong><br />
No. 1270/04 for the demoliti<strong>on</strong> <str<strong>on</strong>g>of</str<strong>on</strong>g> existing structures <strong>on</strong> site and c<strong>on</strong>structi<strong>on</strong> <str<strong>on</strong>g>of</str<strong>on</strong>g> 42 apartments<br />
within <strong>on</strong>e building, associ<strong>at</strong>ed access, basement parking and landscaping <strong>on</strong> land <strong>at</strong> 2-4A Finlay<br />
Road as shown <strong>on</strong> plans A-000, A100 <str<strong>on</strong>g>to</str<strong>on</strong>g> A110, A201-A202, A301-A302 (all received 24 March<br />
<strong>2005</strong>), for the following reas<strong>on</strong>s:<br />
Streetscape and visual impact<br />
i. The fr<strong>on</strong>t setback, use and design <str<strong>on</strong>g>of</str<strong>on</strong>g> the fr<strong>on</strong>t and rear setback, and design <str<strong>on</strong>g>of</str<strong>on</strong>g> the apartment<br />
building fr<strong>on</strong>t elev<strong>at</strong>i<strong>on</strong>, results in undue impositi<strong>on</strong> <str<strong>on</strong>g>of</str<strong>on</strong>g> built form up<strong>on</strong> the streetscape and<br />
up<strong>on</strong> the rear properties.<br />
Particulars:<br />
a. A fr<strong>on</strong>t setback <str<strong>on</strong>g>of</str<strong>on</strong>g> 9 metres has <str<strong>on</strong>g>be</str<strong>on</strong>g>en provided <str<strong>on</strong>g>to</str<strong>on</strong>g> Finlay Road. This limits the potential<br />
for Deep Soil Z<strong>on</strong>es and tall tree canopy as required by LEP194 and DCP55 and has<br />
c<strong>on</strong>sequent adverse impact <strong>on</strong> the Finlay Road streetscape. This is exacerb<strong>at</strong>ed by the<br />
length <str<strong>on</strong>g>of</str<strong>on</strong>g> the building, <strong>at</strong> 60 metres. (Refer: LEP194 Secti<strong>on</strong> 25D Heads <str<strong>on</strong>g>of</str<strong>on</strong>g><br />
C<strong>on</strong>sider<strong>at</strong>i<strong>on</strong> (b), DCP55 Part 4.3 C<strong>on</strong>trol C-1, Part 4.4 C<strong>on</strong>trol C-3).<br />
Landscape<br />
b. The limited fr<strong>on</strong>t setback <str<strong>on</strong>g>to</str<strong>on</strong>g> W<strong>on</strong>iora Avenue includes courtyards with a minimum<br />
setback <str<strong>on</strong>g>of</str<strong>on</strong>g> 3.6 metres as opposed <str<strong>on</strong>g>to</str<strong>on</strong>g> a required 8 metres. This will not allow for<br />
acceptable Deep Soil Z<strong>on</strong>es and sufficient tall tree canopy within the fr<strong>on</strong>t setback and<br />
has c<strong>on</strong>sequent adverse impact <strong>on</strong> the Finlay Road streetscape. (Refer: LEP194 Secti<strong>on</strong><br />
25D Heads <str<strong>on</strong>g>of</str<strong>on</strong>g> C<strong>on</strong>sider<strong>at</strong>i<strong>on</strong> (b), DCP55 Part 4.3, C-7).<br />
c. The design <str<strong>on</strong>g>of</str<strong>on</strong>g> the fr<strong>on</strong>t setback, in particular the use <str<strong>on</strong>g>of</str<strong>on</strong>g> m<strong>at</strong>erials and the use <str<strong>on</strong>g>of</str<strong>on</strong>g> <str<strong>on</strong>g>of</str<strong>on</strong>g>fwhite<br />
render, detracts from the n<strong>at</strong>ural setting and existing built form <str<strong>on</strong>g>of</str<strong>on</strong>g> Finlay Road.<br />
(Refer: DCP55, Part 2, C<strong>on</strong>trols E-11, E-12)(N.B. – this can likely <str<strong>on</strong>g>be</str<strong>on</strong>g> addressed via<br />
c<strong>on</strong>diti<strong>on</strong>).<br />
d. Limited setback has <str<strong>on</strong>g>be</str<strong>on</strong>g>en provided <str<strong>on</strong>g>to</str<strong>on</strong>g> the rear <str<strong>on</strong>g>of</str<strong>on</strong>g> the site, where a setback <str<strong>on</strong>g>of</str<strong>on</strong>g> 3.6 metres<br />
has <str<strong>on</strong>g>be</str<strong>on</strong>g>en provided <str<strong>on</strong>g>to</str<strong>on</strong>g> the basement carpark. This prevents establishment <str<strong>on</strong>g>of</str<strong>on</strong>g> a tall tree<br />
canopy within Deep Soil Z<strong>on</strong>es as required by LEP194. (This is particularly important<br />
given the c<strong>on</strong>current applic<strong>at</strong>i<strong>on</strong> <str<strong>on</strong>g>to</str<strong>on</strong>g> the east <str<strong>on</strong>g>of</str<strong>on</strong>g> the site, which has also <str<strong>on</strong>g>be</str<strong>on</strong>g>en provided<br />
with limited setbacks and will also not <str<strong>on</strong>g>be</str<strong>on</strong>g> able <str<strong>on</strong>g>to</str<strong>on</strong>g> accommod<strong>at</strong>e tall trees) (Refer:<br />
LEP194, Secti<strong>on</strong> 25D Heads <str<strong>on</strong>g>of</str<strong>on</strong>g> C<strong>on</strong>sider<strong>at</strong>i<strong>on</strong> (a)(b), DCP55 Part 4.3, C<strong>on</strong>trol C-1).<br />
e. The rear <str<strong>on</strong>g>of</str<strong>on</strong>g> the building has <str<strong>on</strong>g>be</str<strong>on</strong>g>en provided with balc<strong>on</strong>ies which extend <str<strong>on</strong>g>be</str<strong>on</strong>g>y<strong>on</strong>d the<br />
building, providing little amenity for the users <str<strong>on</strong>g>of</str<strong>on</strong>g> these balc<strong>on</strong>ies, and failing <str<strong>on</strong>g>to</str<strong>on</strong>g><br />
integr<strong>at</strong>e in<str<strong>on</strong>g>to</str<strong>on</strong>g> the building design (Refer: DCP55, Part 4.4, C<strong>on</strong>trol C-6).<br />
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