MEETING OF COUNCIL - Town of Cambridge

COUNCIL MINUTES
TUESDAY 27 NOVEMBER 2012
The plans submitted with the previous application showed a large loft area with large
windows on the front and side elevations facing the neighbouring properties. The wall height
was measured to these windows as they were larger than the size of dormer windows
allowed in the Town's Building Height policy. The maximum wall height ranged from 7.9-8.0
metres for the development.
The plans submitted with this application show a smaller loft area and each dwelling with a
small dormer on the front elevation and on one side elevation (total of four dormers for the
development). The dormers meet the size requirements of the Town's Building Height policy
and are therefore exempt from the wall height measurement. The wall height is measured
from natural ground level to the underside of the first floor eaves. The natural ground level
at the front of the site is lower than the rear, resulting in the front of the dwellings measuring
6.3 metres and 6.45 metres in wall height. The majority of the dwelling is, however, less
than 6.0 metres as the rear has been significantly cut so that the ground floor sits on one
main level.
With regard to the above performance criteria, the building height is consistent with the
desired height of buildings in the locality. The development presents as two storey from the
street, with the high roof pitch required by Council's Streetscape Policy for developments in
West Leederville. Impact on access to views of significance from the rear properties is
related to the overall height of the building, which complies with the acceptable development
requirements. With regard to access to direct sun, the development complies with the
acceptable development requirements relating to overshadowing. Furthermore, the upper
floor complies with setbacks from the side boundaries and is stepped in from the side
boundaries to reduce the bulk impact on the neighbouring properties.
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 reason:-
• the additional height at the front of the dwellings is unlikely to have a significant
detrimental impact on the streetscape or the amenity of the neighbouring properties.
Visual privacy
Site 2: RHS/west
Front balcony
Proposed Acceptable development
provision
2.5 metres Min 7.5 metres
Performance criteria:
Direct overlooking of active habitable spaces and outdoor living areas of other dwellings is
minimised by building layout, location and design of major openings and outdoor active
habitable spaces, screening devices and landscape, or remoteness.
Effective location of major openings and outdoor active habitable spaces to avoid
overlooking is preferred to the use of screening devices or obscured glass.
Where these are used, they should be integrated with the building design and have minimal
impact on residents’ or neighbours’ amenity.
Where opposite windows are offset from the edge of one window to the edge of another, the
distance of the offset should be sufficient to limit views into adjacent windows.
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