Council Minutes - Town of Cambridge

COUNCIL MINUTES
TUESDAY 20 DECEMBER 2011
The West Leederville Study proposes development controls based on building height and
setback provisions (i.e. built form controls) instead of traditional plot ratio (floor area) controls.
However, it is proposed to retain plot ratio provisions as part of the proposed amendments as
an incentive to developers to achieve the desired urban design outcomes outlined in the IDPs.
The base plot ratio has been kept at 1:1 for both nodes to ensure the attractiveness to
developers to seek bonus plot ratio and hence achieve the desired urban design outcomes.
The proposed plot ratio figures were modelled to ensure bonus floorspace could generally be
accommodated within the height and setback requirements. The two to three storeys height
limit to the north side of Cambridge Street, as proposed under the West Leederville Study, was
identified as being prohibitive to achieving any benefit from the plot ratio bonuses (and is
discussed further below).
Building Height
The West Leederville Study identified minimum and maximum building height provisions for
each of the nodes and these have been included as part of the amendments.
However, as mentioned above, the two to three storey height limit imposed on properties to the
north of Cambridge Street does not allow developers opportunity to take up any bonus plot ratio
(minimising the chance of achieving key strategic initiatives, such as widening rear laneways).
The rationale behind the three storey height limit to the north of Cambridge Street was to
minimise the potential impacts of building bulk on the adjacent residential area to the north. To
address this issue, it is proposed to adopt a performance based assessment towards additional
building height above two storeys. The developer would need to demonstrate how the design
of their building ameliorates the negative effects of excessive building bulk on the adjacent
residential area, if additional storeys above two are proposed.
Side and Rear Setbacks
A maximum wall height of three storeys is proposed for walls built to a common boundary,
reflecting the desired urban form for the two nodes.
Side and rear setbacks, above three storeys have been introduced as part of the amendments
to ensure an acceptable level of amenity between buildings and allow for access to light and
ventilation. The side and rear setbacks increase as the width of the lot increases, reflecting the
potential increase of building bulk that could be accommodated on larger lots.
Residential Development
In November 2010, the Residential Design Codes were amended to include multi-unit housing
provisions. As part of the amendments to the Codes, the R-AC code was introduced to guide
the development of multiple dwellings within mixed use development and activity centres. The
R-AC code specifies provisions for maximum plot ratio, setbacks and building height for the
assessment of residential development.
The proposed amendments introduce the R-AC 0 code for residential development within the
two nodes, replacing the R80 residential density. It is noted a bonus plot ratio of 1:1 is proposed
to encourage the development of residential apartments.
COMMENT:
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