Council Minutes - Town of Cambridge

COUNCIL MINUTES
TUESDAY 28 AUGUST 2012
Performance criteria assessment
Building height
Overall height for a skillion or
flat roof
Performance criteria:
Proposed
Maximum 7.5 metres
Acceptable development
provision
Maximum 7.0 metres
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.
The plans show the majority of the dwelling with a flat roof 0.4 metres below the acceptable
development overall height limit of 7.0 metres. The dwelling does have, however, an 11
degree skillion roof over the upper floor bedroom 1 and WIR, which has an overall height of
7.5 metres. The skillion roof is a small part of the roofing and has been included to provide
some interest to the roof form, rather than having a flat roof throughout. It is noted that the
West Leederville roof pitch requirements are not applicable, as the dwelling is not visible
from the primary street (Caddy Avenue).
The owner of No. 6 Warwick Street has raised concerns this roof may restrict views to Mt
Hawthorn and may increase shadowing. Views of significance are generally to natural
features such as the ocean, lakes, bushland or parkland rather than to another suburb. In
relation to overshadowing, the applicant has provided an overshadowing diagram, showing
that the shadow cast by the development at midday on 21 June will cover 6.4% of No. 6
Warwick Street and 16.8% of No. 4 Warwick Street. This is well in compliance with the R
Codes maximum permissible amount of overshadowing of 35%. No. 6 Warwick Street
shares 3.6 metres of its 10.06 metre long rear boundary with the subject site. The shadow
onto No. 6 Warwick Street covers a width of 2.4 metres due to the 1.2 metre side setback of
the upper floor.
The lowest point of the skillion roof is adjacent to the rear boundary thus reducing building
bulk and overshadowing impacts on the rear neighbours. It should also be noted that the
owner has chosen flat and skillion roof forms to reduce the impact of the development on the
adjoining properties. A pitched (hipped or gabled) roof could be at least 1.5 metres higher
than the highest point of the skillion, and even 3.0 metres higher depending on the ridge
length.
With regard to the performance criteria, the proposed height of the dwelling is consistent with
the desired height of buildings in the locality, being two storey. The amenities of the
adjoining properties are not significantly impacted by the roof. A pitched roof would have
significantly more impact on building bulk and any views of significance. As previously
stated, the extent of overshadowing is well within acceptable development limits.
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