MEETING OF COUNCIL - Town of Cambridge
MEETING OF COUNCIL - Town of Cambridge
MEETING OF COUNCIL - Town of Cambridge
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<strong>COUNCIL</strong> MINUTESTUESDAY 26 FEBRUARY 2013The principal floor level <strong>of</strong> the existing building has a level that matches the dwellings on eitherside. An excavated area towards the centre <strong>of</strong> the site provides for the existing undercr<strong>of</strong>tgarage. Therefore, the wall heights as viewed from both side properties are within the 7.5metre height limit. However, the section <strong>of</strong> wall across the front <strong>of</strong> the dwelling has a wallheight <strong>of</strong> 8.3 metres when measured from the 'cut' or existing ground level <strong>of</strong> the undercr<strong>of</strong>t.It is considered that the building height is consistent with the desired height <strong>of</strong> buildings in thelocality, many <strong>of</strong> which are two storey with undercr<strong>of</strong>t garages. As the overheight section <strong>of</strong>building is across the front and in the centre <strong>of</strong> the site, there is no direct impact on adjoininglandowners in terms <strong>of</strong> access to adequate daylight and direct sun.For information, it is noted that the proposal complies with the restrictive covenant placed onthe title by the property to the rear, which limits the overall height <strong>of</strong> the building to an AHD <strong>of</strong>47.1 metres to protect the view corridor from the rear dwellings. This is not an assessmentwhich is required under the <strong>Town</strong> Planning Scheme.Overall in view <strong>of</strong> the above comments, it is considered that the proposed height <strong>of</strong> thedevelopment is acceptable and complies with the performance criteria for the followingreasons:-• provides adequate access to direct sun and daylight to buildings; and• provides access to views <strong>of</strong> significance.Visual privacyBedroom 2 windowFront BalconyRear BalconyBedroom 1 windowPerformance criteria:Proposed• 2.4 metres to southernside boundary withincone <strong>of</strong> vision• 3.0 metres to southernside boundary withincone <strong>of</strong> vision• 3.0 metres to northernside boundary withincone <strong>of</strong> vision• 1.5 metres tonorthern side boundarywithin cone <strong>of</strong> visionAcceptable development provision• 4.5 metres• 7.5 metres• 7.5 metres• 4.5 metres• 4.5 metresDirect overlooking <strong>of</strong> active habitable spaces and outdoor living areas <strong>of</strong> other dwellings is minimised bybuilding layout, location and design <strong>of</strong> major openings and outdoor active habitable spaces, screeningdevices and landscape, or remoteness.Effective location <strong>of</strong> major openings and outdoor active habitable spaces to avoid overlooking ispreferred to the use <strong>of</strong> screening devices or obscured glass.Where these are used, they should be integrated with the building design and have minimal impact onresidents’ or neighbours’ amenity.Where opposite windows are <strong>of</strong>fset from the edge <strong>of</strong> one window to the edge <strong>of</strong> another, the distance <strong>of</strong>the <strong>of</strong>fset should be sufficient to limit views into adjacent windows.H:\CEO\GOV\<strong>COUNCIL</strong> MINUTES\13 MINUTES\FEBRUARY 2013\B DV.DOCX 16