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COUNCIL MINUTES TUESDAY 28 AUGUST 2012 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. Compared with the 24 November 2011 plans that were refused, the current plans show less wall projection and less roof. The roof shown on the refused plans had a large projection to the rear, whist the roof shown on the current plans angles downwards. This results in a less bulky projection. Furthermore, the window has substantially decreased in size from the window proposed on the refused plans and shown on the approved plans. The dwelling was initially assessed under the Town’s previous Building Height Policy, which allowed as acceptable development a maximum overall height of 10.5 metres for a pitched roof and did not have any size restrictions for dormers. In response to concerns raised about a number of large, three storey, recent developments in City Beach, the Building Height Policy was amended in May 2009 just prior to approval of this dwelling to adopt the more stringent R Codes acceptable development provisions for overall height (reduction from 10.5 metres to 9.0 metres for ridges longer than 6 metres). The Building Height Policy was again amended in May 2011 to include size restrictions for dormers. The intent of the revising the Building Height policy to a lower maximum overall height restriction and to a size restriction on dormers is to effectively limit development to two storeys and allow roof space for general storage only rather than as a usable floor with a habitable room such as that proposed here. As constructed, the approved third floor rear dormer is visible from adjoining properties, however, it is the second storey alfresco that dominates the amenity impact on the adjoining properties. The current proposal will increase the size of the roof projection and will also add some additional bulk, as the highest ridge of the dwelling is proposed to be increased in length to accommodate the increased ceiling height. The overall bulk of the development will increase as the third storey would become more visible, particularly on the side and rear elevations. However, the streetscape elevation will not be affected as the amendment is at the rear. Considering the performance criteria, the third floor is central to the dwelling with large setbacks to side and rear boundaries, so access to sunlight and ventilation for the adjoining properties will not be significantly impacted by the proposed amendments. The owners of adjoining properties have not raised specific concerns about loss of ocean views. In relation to protecting amenity, it is difficult to argue that the proposed amendments will protect neighbour amenity. Whilst the previous plans showed little regard for impact on the adjoining properties, the current plans have been more sympathetic, with a reduction in the size of the window and roof projection. The amendment is now unlikely to result in further significant bulk, privacy or overshadowing impacts on the adjoining properties. Furthermore, there is no change to the H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\AUGUST 2012\B DV.DOCX 47
COUNCIL MINUTES TUESDAY 28 AUGUST 2012 streetscape as it is at the rear. It is therefore considered that the amendments are satisfactory and can now be supported. Overall in view of the above comments, it is considered that the proposed height of the development is acceptable and satisfies the performance criteria for the following reasons:- • the amendment is unlikely to result in further significant bulk, privacy or overshadowing impacts on the adjoining properties; and • the amendment does not impact on the streetscape. POLICY/STATUTORY IMPLICATIONS: There are no policy or statutory implications related to this report. The proposal was assessed against the provisions of the Residential Design Codes (R Codes), Town Planning Scheme No.1, and the Town Planning Scheme Policy Manual. FINANCIAL IMPLICATIONS: There are no financial implications related to this report. STRATEGIC DIRECTION: Consideration of this application is consistent with the Town's Strategic Plan 2009-2020 for the priority area 'Planning for our Community'. COMMUNITY CONSULTATION: This matter has been assessed under the Community Consultation Policy. The requirements for consultation have been satisfied under the statutory provisions of the Town Planning Scheme. ATTACHMENTS: Nil. COUNCIL DECISION: (COMMITTEE AND ADMINISTRATION RECOMMENDATION) Moved by Cr MacRae, seconded by Cr Bradley That, in accordance with Part 4 of the Town of Cambridge Town Planning Scheme No. 1, Council APPROVES the amended plans for the three storey dwelling with undercroft (amendment to third floor rear guest bedroom) submitted by Seacrest Homes at Lot 487 (No. 5) Orana Crescent, City Beach, as shown on the plans dated 30 July 2012. Carried 9/0 H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\AUGUST 2012\B DV.DOCX 48
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Council Minutes - Town of Cambridge

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