MEETING OF COUNCIL - Town of Cambridge

COUNCIL MINUTESTUESDAY 26 FEBRUARY 2013The principal floor level of the existing building has a level that matches the dwellings on eitherside. An excavated area towards the centre of the site provides for the existing undercroftgarage. Therefore, the wall heights as viewed from both side properties are within the 7.5metre height limit. However, the section of wall across the front of the dwelling has a wallheight of 8.3 metres when measured from the 'cut' or existing ground level of the undercroft.It is considered that the building height is consistent with the desired height of buildings in thelocality, many of which are two storey with undercroft garages. As the overheight section ofbuilding is across the front and in the centre of the site, there is no direct impact on adjoininglandowners in terms of 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 of the building to an AHD of47.1 metres to protect the view corridor from the rear dwellings. This is not an assessmentwhich is required under the Town Planning Scheme.Overall in view of the above comments, it is considered that the proposed height of 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 of significance.Visual privacyBedroom 2 windowFront BalconyRear BalconyBedroom 1 windowPerformance criteria:Proposed• 2.4 metres to southernside boundary withincone of vision• 3.0 metres to southernside boundary withincone of vision• 3.0 metres to northernside boundary withincone of vision• 1.5 metres tonorthern side boundarywithin cone of visionAcceptable development provision• 4.5 metres• 7.5 metres• 7.5 metres• 4.5 metres• 4.5 metresDirect overlooking of active habitable spaces and outdoor living areas of other dwellings is minimised bybuilding layout, location and design of major openings and outdoor active habitable spaces, screeningdevices and landscape, or remoteness.Effective location of major openings and outdoor active habitable spaces to avoid overlooking ispreferred 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 onresidents’ or neighbours’ amenity.Where opposite windows are offset from the edge of one window to the edge of another, the distance ofthe offset should be sufficient to limit views into adjacent windows.H:\CEO\GOV\COUNCIL MINUTES\13 MINUTES\FEBRUARY 2013\B DV.DOCX 16