Council Minutes - Town of Cambridge

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COUNCIL MINUTESTUESDAY 26 JUNE 2012DV12.68LOT 320 (NO. 101) BRANKSOME GARDENS, CITY BEACH - SECOND STOREYADDITIONS AND ALTERATIONS TO EXISTING DWELLINGSUMMARY:The Town has received an application for a second storey addition and alterations to thedwelling at No. 101 Branksome Gardens, City Beach. The plans show three new bedrooms,living areas and a balcony on the new upper storey. A new alfresco/deck is also proposed atthe existing ground level including modification to the layout at ground floor level.The application requires a Council determination as an assessment is required against the wallheight performance criteria of the Residential Design Codes of WA (R Codes) and an objectionhas been received during the consultation period that cannot be resolved through a condition ofplanning approval.The proposal is considered to satisfy the relevant performance criteria for the followingreasons:-• allows for adequate access to light for buildings and adjoining buildings; and• does not impact on access to views of significance.Accordingly, the proposal is recommended for approval.BACKGROUND:Application: 107DA-2012Owner:Kim and Nicola MorrisonApplicant: Tangent Nominees Pty LtdZoning: Residential R12.5Use class: Dwelling (single) ‘P’ – permittedLand area: 807 m²This application was originally submitted in March 2012 with plans showing a front setback of4.5 metres to the balcony. To address some of the concerns raised by the Town’sAdministration, amended plans were submitted in May 2012. It is the latter set of plans that arethe subject of the following report and were advertised to adjoining landowners.DETAILS:Development description• Existing single storey dwelling.• Proposed upper storey addition (three bedrooms, living areas, front balcony).• New alfresco/deck to the rear of dwelling at existing ground floor level.• Site slopes approximately 2.0 metres down from right (south) side to left (north) side.• Dwelling has an existing finished floor level at ground level approximately 2.5 metresabove natural ground level on the left/northern side.• The existing floor levels, combined with an additional storey, results in a wall heightvariation on the northern side of the dwelling.H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\JUNE 2012\B DV.DOCX 39
COUNCIL MINUTESTUESDAY 26 JUNE 2012Applicant'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 two properties directly adjoining the boundaries of thesubject site, being Nos. 99 and 103 Branksome Gardens on either side of the subject site andNo.s 11 and 13 Saltash Avenue at the rear. One submission was received from the owners of99 Branksome Gardens objecting to the height and overlooking from bedroom windows.It is noted that the application complies in terms of visual privacy provisions for the bedroomwindows. There is a minor variation of 7.2 metres in lieu of 7.5 metres from the upper storeybalcony to the northern side boundary but this overlooks the open front garden of the adjoiningproperty.Performance criteria assessmentBuilding heightProposedAcceptable development provisionWall Height 8.3 metres 6.5 metres to top of eaves withpitched roof abovePerformance criteria:Building 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 proposed addition will give the appearance of a two storey dwelling with undercroft area asviewed from the street which is consistent with the height of buildings in the locality.In terms of the overheight section of building, it is predominantly on the northern side of thedwelling where the land slopes down. It therefore does not have any significant impact onadjoining properties in terms of access to direct sun or the provision of adequate daylight tomajor openings to habitable rooms. The applicant has provided an overshadowing plan whichindicates that approximately 6.8% of the adjoining property to the south will be overshadowedand that this is predominantly across the front setback area and not active habitable spaces ormajor openings.The proposed wall heights do not have any impact on access to views of significance with thesubject site being on the eastern side of Branksome Gardens and adjoining properties to therear being at a lower level. It is noted that no adjoining landowners raised the issue of views inrelation to the overheight walls.H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\JUNE 2012\B DV.DOCX 40
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Council Minutes - Town of Cambridge

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