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

Ordinary Meeting <strong>of</strong> Council - 26 April 2005 21 / 32
26 <strong>to</strong> 30 Marian Street, Killara
Item 21
DA1243/04
18 April 2005
• resident spaces
• 7 visi<strong>to</strong>r spaces
• 61 <strong>to</strong>tal spaces
Part 4.2 Density
54 spaces
7 spaces
61 spaces
YES
YES
YES
The development proposes a floor space ratio <strong>of</strong> 1.397:1 and reflects the desired future character <strong>of</strong>
the area. The density is appropriate for the site and can <strong>be</strong> serviced adequately by existing physical
infrastructure with no adverse impact <strong>to</strong> the area. Each dwelling within the development will <strong>be</strong>
afforded appropriate solar access and cross ventilation due <strong>to</strong> the considered size and layout. The
floor area <strong>of</strong> the development is slightly larger than anticipated, however, the departure is minimal
in the numerical sense and indiscernible in the visual context. Accordingly, the proposed floor
space ratio is acceptable.
Part 4.3 Setbacks:
The proposal complies with the side (western) and rear (southern) setback requirements <strong>of</strong> 6m. The
subject site is a corner allotment with frontages <strong>of</strong> 77m and 50m <strong>to</strong> Marian Street and Caithness
Street, respectively.
Pursuant <strong>to</strong> DCP55, the respective street frontages require a building line setback <strong>of</strong> 13-15m. In
relation <strong>to</strong> Marian Street, <strong>be</strong>ing the primary frontage, the proposed setback is <strong>be</strong>tween12.2m-19.8m.
The proposed setback from the Caithness Street (secondary) frontage is <strong>be</strong>tween 10m-16m.
In relation <strong>to</strong> the proposed non-compliance with the setback from Marian Street, the following
comments are made.
The Marian Street elevation <strong>of</strong> the building measures 55m in length. The building line setback is
broken down as follows
43% - 12.2m setback,
28% - 14.2m setback,
17% - 19.8m setback,
9% - 13m setback.
Accordingly, 54% <strong>of</strong> the building line setback <strong>to</strong> Marian Street will <strong>be</strong> in excess <strong>of</strong> 13m.
The upper floor will <strong>be</strong> recessed from the perimeter <strong>of</strong> the building, and further setback from the
Marian Street frontage by <strong>be</strong>tween 14.3m -22m. The ground floor <strong>of</strong> the building will <strong>be</strong> largely
concealed from the street due <strong>to</strong> the fall <strong>of</strong> the site away from Marian Street and landscaping within
the setback, reducing the overall height <strong>of</strong> building when viewed from Marian Street.
Recession <strong>of</strong> the central part <strong>of</strong> the building for up <strong>to</strong> almost 20m (19.8m on northern elevation <strong>to</strong>
Marian Street) significantly reduces the perceived building mass by creating two pavilions at either
end <strong>of</strong> the Marian Street elevation rather than reading as one continuous building. Extensive
articulation and modelling <strong>of</strong> the building further assist in breaking up flat wall areas and reduce the
bulk <strong>of</strong> built form <strong>to</strong> the street. The Marian Street setbacks will further maintain a 44m separation
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