Council Minutes - Town of Cambridge

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COUNCIL MINUTES TUESDAY 20 DECEMBER 2011 DV11.117 LOT 82 (NO. 25) BRIGHTON STREET WEST LEEDERVILLE - TWO STOREY DWELLING WITH UNDERCROFT PURPOSE OF REPORT: To consider an application for a two-storey dwelling with undercroft requiring assessment under the performance criteria of the Residential Design Codes (R Codes) in respect to buildings on boundaries, buildings set back from the boundary and building height. BACKGROUND: BA/DA REFERENCE: 0272DA-2011 LANDOWNER: A J Bellatoni APPLICANT: Pure Base Living ZONING: Residential R40 USE CLASS: Dwelling (single) - 'P' (permitted) LAND AREA: 287 m 2 DETAILS: Development description Total Floor Area: 336.88sqm o Undercroft: 66.07sqm o Ground Floor: 187.92sqm (inc. alfresco and balcony) o Upper Floor: 148.96sqm (inc. balcony) Open Space: 45% (127.66sqm) The Lot has a 10.06 metre frontage to Brighton Street and will consist of an undercroft garage with two storeys above. The property slopes upwards to the rear by 2.0 metres. The applicant proposes an open style fence and gate to the front of the property. An enclosed alfresco area is located north-western side of the dwelling. The dwelling is proposed to be built 'boundary to boundary' with parapet walls located on both the eastern and western side boundaries. Due to the slope of the land and the provision for an undercroft garage, the ground floor is approximately 1.3 metres above the natural ground level at the front of the dwelling. Applicant's submission The applicant has provided the following justification: Buildings Setback from the Boundary and Buildings on Boundary We would like to justify this by making the Council aware that the width of the property is restricting the setback to comply with the allowed setback stated in the R-Codes. We have provided highlight windows to all habitable rooms and obscured windows to the wet areas of the upper floor. This will stop any overlooking ot any neighbouring habitable room windows or outdoor living areas. Building Height H:\CEO\GOV\COUNCIL MINUTES\11 MINUTES\DECEMBER 2011\B DV.DOCX 75
COUNCIL MINUTES TUESDAY 20 DECEMBER 2011 Due to the layout of the dwelling, we have designed the garage as an undercroft so we can have a habitable room to be built on top of this to allow for this room to have a clear view of the street. We have views to the northern face of the block that we would like to maximise and the over height only falls to the front northern portion of the dwelling which we feel will have no effect on neighbouring properties with regards to overshadowing or overlooking. Neighbour submission The application was advertised to the two adjoining properties. One objection was received and is summarised below: Submission one (No. 27 Brighton Street) Setback from western boundary The proposal clearly shows that the dwelling would be built to abut the boundary on the perimeter of my property. No. 25 and No. 27 Brighton Street are both green titled blocks and currently the houses are clearly separate as a result of the deliberate setbacks from the boundary. The intended removal of this separation as set out in the proposals through the construction of the new residence at No. 25 Brighton Street up to the western boundary would effectively create 'terraced' houses, which is not in keeping whatsoever with the green titles. I am also significantly concerned that the proximity of the proposed new property to my property will significantly reduce both direct sun and daylight to habitable rooms in my property, and will also result in an invasion of my privacy. Building height I feel that these height rules are particularly important to ensure that residential areas such as Brighton Street retain a degree of conformity with regard to scale whilst not inhibiting the rights of property owners to redevelop. The height of the proposed new property will also result in significant reductions in both direct sun and daylight to the habitable rooms along the eastern side of my property. I request that the height restrictions are therefore enforced and the proposal is modified in this regard. It should be noted that objections have also been received in relation to reduction of privacy, reduction of solar access, not fitting in with other dwellings in the street and the impact on further development of No. 27 Brighton Street. The issues privacy, solar access and streetscape have all been assessed as part of this application and are deemed to meet the acceptable development standards of the R-Codes in relation to the northern (front) and western (right) boundaries. Each property is assessed individually and on their own merits and should this application be approved, it will not have any bearing on any future development application for No. 27 Brighton Street. H:\CEO\GOV\COUNCIL MINUTES\11 MINUTES\DECEMBER 2011\B DV.DOCX 76
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COUNCIL 20 DECEMBER 2011 14. CLOSUR
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Council Minutes - Town of Cambridge

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