Council Minutes - Town of Cambridge

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