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

Ordinary Meeting <strong>of</strong> Council - 26 April 2005 21 / 33
26 <strong>to</strong> 30 Marian Street, Killara
Item 21
DA1243/04
18 April 2005
distance from the south facing windows <strong>of</strong> dwelling houses on the northern side <strong>of</strong> Marian Street.
Retention <strong>of</strong> two 24m high blue gum trees and extensive landscaping are proposed within this
setback.
In relation <strong>to</strong> the proposed non-compliance with the setback from Caithness Street, the following
comments are made.
The Caithness Street elevation is approximately 26.5m in length and set back <strong>be</strong>tween 10-12m for
the majority <strong>of</strong> the elevation, 14m for 3.3m in the centre <strong>of</strong> the elevation, then increases <strong>to</strong> 16.4 m
for 4m (in excess <strong>of</strong> setback requirements) at the south-eastern corner <strong>of</strong> the building, where the site
widens.
The site is irregular in shape, <strong>be</strong>ing narrow at the Marian and Caithness intersection and widening
<strong>to</strong> the rear. As a result <strong>of</strong> this configuration, the setbacks vary considerably despite the uniformity
<strong>of</strong> the building line, as reflected in the setbacks proposed.
To <strong>of</strong>fset any undue dominance <strong>of</strong> built form the building has addressed the corner (at the narrowest
point <strong>of</strong> the site) through effective building articulation that breaks down the size <strong>of</strong> the building at
this point. Adequate area for deep soil landscaping is provided within the setback. The building
will <strong>be</strong> separated from the west facing windows <strong>of</strong> the dwelling house at 24 Marian Street by 22m
and provides adequate separation for privacy. It is further noted that DCP55 allows for a lesser
setback on streets less than 12m wide, such as Caithness Street. Accordingly, the setback proposed
is acceptable.
Having regard <strong>to</strong> the above, the setbacks <strong>of</strong> the proposed development are satisfac<strong>to</strong>ry, and
consistent with the objectives <strong>of</strong> DCP 55.
Part 4.4 Built form and articulation:
The <strong>to</strong>tal building width <strong>to</strong> the Marian Street frontage is greater than 36m but reads <strong>to</strong> the street as
two pavilions due <strong>to</strong> the recession <strong>of</strong> the central part <strong>of</strong> the building (19.5m from the Marian Street
frontage and 21m from the southern (rear) boundary). This reduces the overall perceived scale and
bulk <strong>of</strong> built form and provides for extensive landscaped outdoor areas contributing <strong>to</strong> on site
amenity and occupants <strong>of</strong> the development.
The elevations are strongly modelled and articulated. This is mainly achieved through recessed and
projecting balconies, a deep central recess, and the increased setback <strong>of</strong> the upper floor which
contributes <strong>to</strong> reducing overall scale.
Pedestrian entrances <strong>to</strong> Marian Street are defined by pathways and visible entry points <strong>to</strong> the site
providing satisfac<strong>to</strong>ry address <strong>to</strong> the street.
Part 4.5 Residential amenity
Unit num<strong>be</strong>rs 1, 4, 7, 10, 16, 19, 22, 25 <strong>to</strong>wards the centre <strong>of</strong> the building have a maximum
separation distance <strong>of</strong> 9.5m <strong>be</strong>tween family room windows. The primary windows for these rooms
are located along the northern elevation and these family rooms are further separated by private
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