Council Minutes - Town of Cambridge

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COUNCIL MINUTESTUESDAY 26 JUNE 2012• The applicant has a nominated a floor level which allows for the dwelling and rear gardento all be at a similar level. This results in fill and retaining at the front of the site (as wellas overheight walls to the front of the dwelling) and cut and retaining at the rear of thesite.Applicant's justificationThe applicant has provided written justification for the variations to the acceptable developmentprovisions relating to the wall height variation.Neighbour submissionThe Town notified the owners of the properties on either side of the subject site, being Nos. 59and 59a Newry Street to the left/east and 63 Newry Street to the right/west. Two submissionswere received from the owners of No. 59 and No. 63 Newry Street objecting to the height of thedwelling, the height of retaining walls and the setback to the garage.Performance criteria assessmentBuildings setback from the boundaryProposedGarage 1.2 metres fromright/western sideboundaryAcceptable development provision1.5 metresPerformance criteria:Buildings setback from boundaries other than street boundaries so as to:• provide adequate direct sun and ventilation to the building;• ensure adequate direct sun and ventilation being available to adjoining properties;• provide adequate direct sun to the building and appurtenant open spaces;• assist with protection of access to direct sun for adjoining properties;• assist in ameliorating the impacts of building bulk on adjoining properties; and• assist in protecting privacy between adjoining properties.The proposed garage is 10.36 metres in length and as it is cut in as an undercroft it ranges inheight between 1.635 metres to 2.023 metres above natural ground level at the boundary. Thegarage wall will therefore be predominantly screened by a dividing fence along the boundaryand abuts the neighbour's driveway and garage.It is considered that the 1.2 metre setback provides adequate direct sun and ventilation to thebuilding and to adjoining properties, assists in ameliorating the impacts of building bulk andassists in protecting privacy between properties.Overall in view of the above comments, it is considered that the proposed setback of thegarage from the western side boundary is acceptable and satisfies the performance criteria forthe following reasons:-• provides adequate direct sun and ventilation for buildings; and• the wall has a maximum height of 2.023 metres and will be largely screened by a dividingfence.H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\JUNE 2012\B DV.DOCX 25
COUNCIL MINUTESTUESDAY 26 JUNE 2012Site worksRetaining walls and fillPerformance criteria:ProposedMaximum of 1.14 metresof fill and retaining wallheight on left/eastern sideboundaryAcceptable development provisionMaximum 0.5 metres retainingheight and fill on side/rearboundaryDevelopment that retains the visual impression of the natural level of a site, as seen from thestreet or other public place, or from an adjoining property.As discussed previously, the applicant wants to achieve a level site across the buildingenvelope and rear garden area which results in fill within the building envelope. Along theleft/eastern side boundary, this results in retaining walls that reach a maximum height of 1.14metres towards the front of the adjoining property. This combined with a standard 1.8 metrehigh fence will effectively mean a wall on the boundary of 2.94 metres as viewed from theadjoining property.Overall in view of the above comments, it is considered that the proposed height of fill adjacentto the eastern boundary is not acceptable and does not satisfy the performance criteria for thefollowing reasons:-• does not retain the visual impression of the natural level of the site as viewed from thestreet or from an adjoining property.Building heightWall heightPerformance criteria:Proposed6.56 metres to top ofeaves with pitched roofaboveAcceptable development provision6.0 metresBuilding height consistent with the desired height of buildings in the locality, and to recognisethe 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 wall height variation is to the front of the dwelling with wall height of 6.4 metres to 6.56metres.To the rear of the dwelling where the natural ground level is higher, the wall heights range from5.52 metres to 5.9 metres.H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\JUNE 2012\B DV.DOCX 26
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Council Minutes - Town of Cambridge

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