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