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COUNCIL MINUTESTUESDAY 26 JUNE 2012DV12.69LOT 59 (NO. 35) DILKARA WAY, CITY BEACH - ADDITIONS ANDALTERATIONS TO EXISTING DWELLINGSUMMARY:The Town has received an application for a second storey addition and alterations to theexisting dwelling at No. 35 Dilkara Way, City Beach. The plans show an upper storey additionconsisting of a new kitchen, dining, living area as well as a new front balcony. Alterations andadditions at the existing ground level include a new ensuite and a reconfiguration of existingrooms.The application requires a Council determination as an assessment is required against thebuilding height performance criteria of the Residential Design Codes of WA (R Codes) and anobjection has been received during the consultation period that cannot be resolved through acondition of planning approval.The proposal is considered to satisfy the relevant performance criteria for the followingreasons:-• consistent with height of buildings in the locality;• allows for adequate access to light for buildings and adjoining buildings; and• does not significantly impact on access to views of significance.Accordingly, the proposal is recommended for approval.BACKGROUND:Application: 170DA-2012Owner:Julie-Anne PowellApplicant: Addstyle Constructions Pty LtdZoning:Residential R20Use class: Dwelling (single) ‘P’ – permittedLand area: 798 m²DETAILS:Development description• Existing single storey dwelling with undercroft garage.• Proposed upper storey addition (kitchen, living areas, dining room and front balcony).• New ensuite addition on northern side of dwelling as well as internal rearrangement ofrooms at existing ground floor level.• Site slopes approximately 5.0 metres down from rear boundary to front boundary andapproximately 1.0 metre down from left (north) side to right (south) side.• The existing finished floor level is approximately 2.5 metres above natural ground level onthe right/southern side.• The existing floor levels as well as the existing cut level to the undercroft garage,combined with an additional storey, results in a wall height variation on the northern sideof the dwelling.H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\JUNE 2012\B DV.DOCX 43
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 properties surrounding the subject site, being Nos. 7 and 9Dilkara Way to the rear and No.s 23, 25 and 37 Dilkara Way to the sides. One submission wasreceived from the owners of No. 23 Dilkara Way objecting to the height of the dwelling.Performance criteria assessmentBuilding heightProposedAcceptable development provisionWall height (pitched roof) • 8.229 metres • 6.5 metresWall height (flat roof) • 7.77 metres • 7.5 metresPerformance 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 immediate locality.In terms of the overheight section of building, it is noted that the natural ground level has beendetermined as the 'cut' level of the driveway to the undercroft garage being 15.744 metreswhich exacerbates the wall height at this portion of the dwelling. The 'pre-cut' level isapproximately 16.5 metres. It is noted that the left hand side of the proposed upper storey hasa wall height of 5.84 metres as this side of the dwelling is at natural ground level.There is a blade wall/architectural feature at the front of the dwelling which has a buildingheight variation of 7.77 metres in lieu of 7.5 metres. This is a minor variation which does notimpact on access to direct sun or views.Across the rear of the dwelling, the wall height meets the acceptable development provisionswith a range from 5.784 metres to 6.2 metres. The overall top of roof pitch is 7.5 metres and iswell under the acceptable development provisions which in this case could be 9.5 metres giventhe length of the ridge. As the dwellings to the rear are of a higher level, views will bemaintained from their upper storeys across the roof line of the proposed addition. Theapplicant has provided line of sight drawings to demonstrate this which are available to view atthe Council meeting.It is acknowledged, however, that some views from the neighbour to the north/east objecting tothe proposal will be lost as only a small strip of ocean is visible currently. It is noted, however,that the overall roof height complies and that, as the addition does not stretch across the entirewidth of the existing dwelling, some views will be maintained.H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\JUNE 2012\B DV.DOCX 44
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Council Minutes - Town of Cambridge

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