Council Minutes - Town of Cambridge

COUNCIL MINUTES
TUESDAY 20 DECEMBER 2011
Submission three (No. 23 Bent Street, No. 3 Adori Place, No. 4 Adori Place, No. 5 Adori Place
City Beach)
We have viewed the plans for the proposed dwelling and conclude that its development
will not impinge on our privacy or amenity.
We feel it is appropriate "fit" with the exiting streetscapes of both Adori Place and Bent
Street and will not detract from the general aesthetics of the area.
Assessment Against the Performance Criteria
Building height
Proposed
Maximum wall height 8.45 metres (west and
south elevations)
7.0 metres (east elevation)
Acceptable development provision
6.5 metres
Performance criteria:
Building height consistent with the desired height of buildings in the locality, and to recognise
the need to protect the amenities of adjoining properties, including, where appropriate:
adequate direct sun to buildings and appurtenant open spaces;
adequate daylight to major openings to habitable rooms; and
access to views of significance.
Given the excavated nature of the existing dwelling at the subject property, a wall height
variation occurs on the Adori Place (west) elevation and the Bent Street (south) elevation as
measured from the natural ground level. The visual impact on the primary and secondary
streetscapes has been reduced through the use of feature walls, balcony, windows and porch
providing horizontal and vertical articulation. These architectural features provide interesting
facades as viewed from Adori Place and Bent Street.
The proposed dwelling meets is compliant with the overall height limit of 9.5 metres allowable in
City Beach. Amended plans have been received from the applicant reducing the roof pitch from
32 degrees to 26 degrees in an effort to protect the view corridors to the south-west and northwest
from the rear adjoining residence immediately to the east. It should be noted that even at
32 degrees the roof height met requirements. The wall height variation on the eastern elevation
is not considered to have an undue impact on the rear property at No. 22 Bent Street in terms of
access of northern light to major openings of habitable rooms or active habitable spaces with
any shadow falling on the existing pool area of the subject property at No. 2 Adori Place.
Overall, it is considered that the proposed wall height variation complies with the performance
criteria for the following reason:-
the height of the dwelling is consistent with surrounding dwellings and does not have a
significant impact on amenity of the adjoining properties.
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