Council Minutes - Town of Cambridge

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COUNCIL MINUTESTUESDAY 26 JUNE 2012On the southern side boundary, just before the step down from the middle to the lowest level,the retaining wall is a maximum height of 1.15 metres and on the rear (west) boundary, theretaining wall height also exceeds 0.5 metres (max approximately 0.6 metres). Theseboundaries abut the PAW and the park respectively and therefore the height of the retainingwalls does not impact on the amenity of the adjoining properties.On the northern side boundary the maximum height of the retaining wall is 1.05 metres justbefore the middle level steps down to the lower level. There is a small shed on theneighbouring property that will be adjacent to this filled area. For the majority of this boundary,the retaining wall height is compliant with the acceptable development requirement.Given that the retaining wall is stepped and has a height along this boundary ranging from nil to1.05 metres, the development is in keeping with the natural slope of the land and can thereforebe supported. It should also be noted that the adjoining property to the north is slightly higherthan the subject site (therefore the height of the retaining wall will be lower when viewed fromthis side), and no comments have been received from the owners of the adjoining property tothe north.Overall in view of the above comments, it is considered that the proposed height of theretaining walls and filling of land adjacent to the boundaries is acceptable and complies with theperformance criteria for the following reason:-• the development will retain the visual impression of the natural level of the site, as seenfrom the adjoining property to the north and the PAW to the south.Building heightProposedAcceptable development provisionWall height Max 6.65 m Max 6.0 mPerformance 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.As previously stated, the land slopes downwards from front to rear. The two storey addition isat the rear of the dwelling, where the natural ground level is lowest, and hence that is where thebuilding height is the greatest.The floor level of the rear addition has been stepped down 1.0 metre from the existing dwelling,however, there are two wall heights; a higher wall in the middle of the site for the void andwalkway joining the addition to the existing house, and a lower wall height for the remainder ofthe rear addition.H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\JUNE 2012\B DV.DOCX 49
COUNCIL MINUTESTUESDAY 26 JUNE 2012The void wall is set back significant distances from all boundaries and therefore has minimalimpact on the amenity of the adjoining properties and is not further discussed. The remainderof the walls for the rear addition range in height from approximately 5.8 metres to 6.65 metres.Directly adjacent to the rear of the property is a 3.5 metre wide PAW to the south, a park to thewest, and the backyard of the adjoining property to the north. Given this location, the propertyin most proximity to the additional height and therefore most affected is the adjoining propertyto the north.The addition will not impact on the adjoining property to the north’s access to direct sun. Anyviews of significance from the adjoining property would be west to the park and this addition isnot obstructing this view corridor. With regard to bulk, the two storey walls are set back 1.5 to8.9 metres from the boundary. The wall closest to the boundary is 8.4 metres long, which is notsignificant when compared with a 45.26 metre long side boundary. The overall height of theaddition (top of pitched roof) complies with the acceptable development requirements. Thereare no major openings and therefore no privacy issues for the upper floor. It should also benoted that no comments have been received from the owners of the adjoining property to thenorth.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:-• given the position of the rear addition and the property, adjacent to a park and a PAW, theheight of the development is unlikely to have a significant impact on the amenity of theadjoining properties;• the property most affected to the north will not be impacted in relation to access to sun ortheir privacy. The addition is stepped which will assist in reducing the bulk of thedevelopment.Visual privacyGF RHS/north:- Rear verandah- Raised outdoor living area- Master bedroom balconyGF LHS/south:- Raised outdoor living areaPerformance criteria:ProposedMin 2.5 m @ 45 oMin 1.0 m @ 45 oMin 3.2 m @ 45 oMin 5.1 mAcceptable development provisionMin 7.5 mMin 7.5 mDirect overlooking of active habitable spaces and outdoor living areas of other dwellings isminimised by building layout, location and design of major openings and outdoor activehabitable spaces, screening devices 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 minimalimpact on residents’ or neighbours’ amenity.Where opposite windows are offset from the edge of one window to the edge of another, thedistance of the offset should be sufficient to limit views into adjacent windows.H:\CEO\GOV\COUNCIL MINUTES\12 MINUTES\JUNE 2012\B DV.DOCX 50
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Council Minutes - Town of Cambridge

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