council meeting 15 october 2019 - town of cambridge · 9.79 9.85 13.88 peg gone peg gone lot38...
TRANSCRIPT
COUNCIL MEETING
15 OCTOBER 2019
ATTACHMENT TO ITEM 10.2
LOT 37 (NO. 10A) BRANKSOME GARDENS, CITY BEACH - TWO STOREY DWELLING
The Town of Cambridge does not warrant the accuracy of information in this publication and any person using or relying upon such information does so on the basis that the Town of Cambridge shall bear no responsibility or liability whatsoever for any errors, faults, defects or omissions in the information. 1:1000
.
T
T
T
EXIST. GRASS VERGE
MOUNTA
BLE
LIGHT POLE
CONC. PATH TO REMAIN
PEGGONE
CONC. PATH TO REMAIN
PEGGONE
PEGGONE
1.8m HIGH BRICK SCREENWALL TO REMAIN
WATERMETER
POWERDOME
TREE TO REMAIN
PEGGONE
NON. MOUNT KERBNON. MOUNT KERB
NIL KERB
EXIST. STREETTREE
1.7m H
IGH
BRICK FEN
CE TO
REMAIN
COMMSPIT
COMMSPIT
LIGHT POLE
CONC. PATH TO REMAIN
CONC. CROSSOVER
PEGGONE
COMMSPIT
NEI
GH
BOU
RIN
G2
STO
REY
BRIC
K &
TIL
ERE
SID
ENC
E
REF NAIL AT BASE OF KERB A.H.D.LEVEL 9.58m(ESTABLISHED FROM S.S.M.WEMBLEY 1A USING DATASUPPLIED BY THE GEODETICSECTION OF LANDGATE)
BELOW GROUND FIBREGLASS POOL
PATIONEIGHBOURINGSINGLE STOREY BRICK& GALV RESIDENCE
NEIGHBOURINGSINGLE STOREY BRICK& GALV RESIDENCE
NEIGHBOURINGGALV CARPORT
HIGH WOOD PALING & LATTICE FENCE TO REMAIN
R.G.B.R.G.B.
HIGH CONC. WALL TO REMAIN
(MEAS ABT 20.12)
13.5
13.0
12.5
12.0
11.510.5
10.0
10.5
11.0
11.0
10.5
EXIST.STREETTREE
11.0
1.7m H
IGH
BRICK FEN
CE TO
REMAIN
W
P.D. 14.0
P.D. 13.0
P.D
.13.
0
P.D.
12.0
P.D. 12.0
P.D. 11.0
P.D.11.0
P.D.1
1.0
lift
garage
w'shop
entry
VOID OVER
porch
UPpdr
family
dining
MieleINDUCTION
kitchensc
alfresco
l'dry
games
boat stand
DN
BY OWNER
STAGE 2
STAGE 2
F.L 0c 11.00
F.L -2c 10.827
F.L 0c 11.00
F.L 0c 11.00
F.L 0c 11.00
VOID OVER
SJ
COL. COL.
30 - SPEC F
30 -
SPEC
F
30-1795 F
30 -
6145
SD
30 -
6145
SD
30 - 4795 F
30-3
355
F
28-9
20AF
ON
E LI
TE
30-2240 PIVOT D & SL
1200
PI
VOT
WOFR FZ
GRANO.
TILES
TILES
TILES
TILES
TILESTILES
TILES
TILES
TILES
TILESTILES
CARPET
MB
CB
STAGE 2
870
870
870
LOUVREDGATE
28-5550 SECTIONAL DOOR
GATE
EXTENT OFSTONE TILING VERGOLA LOUVRES OVER
30c BULKHEAD
SKYLIGHT OVER
PLANTER
7500
GROUND FLOOR PLANSCALE 1: 100
FLOOR OVER
FLOOR OVER
FLO
OR
OVE
R
2279
1309
4479
2571
1574
1741
5500
9290
3599
DRYING
GARDEN BYOTHERS
TURF BY OTHERS
TURF BY OTHERS
TURF BY OTHERS
RETA
ININ
G
RETA
ININ
G
RETAINING
RETAINING RETAINING BELOW
GARDEN BYOTHERS
GAR
DEN
BY
OTH
ERS
GROUND FLOOR AREAS:
HOUSE = 206.30m2ALFRESCO = 42.96m2GAMES = 41.80m2PORCH = 4.93m2TOTAL = 295.99m2
7300
7200
OUTSIDESHOWER
11.20
11.19
11.24
11.12
11.17
13.03
14.11
13.73
12.49 10.
80
11.18
10.56
11.29
12.03
11.44
11.35
11.82
11.74
13.5
13.0
12.0
OPEN SPACE:
SITE AREA = 733.00m2BUILDING AREA = 295.99m2
OPEN SPACE = 59.62%
5480
LOUVRED RETURNOVER 12c BWK.
7600
DN
GARDEN BYOTHERS
2x MATURETREES
AMENDMENTS
urbane projects pty ltd ABN 78 009 438 662Unit 1 31 Sheilds Cresent T 9329 9560Booragoon WA, 6154 E [email protected]
DRG No
REV
Title
··
·
Standing Residence
2
0 14/05/2019DEVELOPMENT APPROVAL ISSUEDATE
Lot 37 (#10A) BRANKSOME GRDNSCITY BEACH
GENERAL NOTES
··
·
·
·
··
·
·······
···
·
·
· AS/NZS 2312.1(2014).
··
·
DevelopmentApproval Drawings
REV No. JOB No.
DRAWN
SCALE
260AK
GROUND FLOOR PLAN
1:100 A04 of 09
REVISED DA ISSUE1 19/05/2019REVISED DA ISSUE2 12/08/2019
VERGOLA LOUVRE SYSTEM
FIXED OPERABLE FIXED
EFC
EFC
10.97
13.83
13.90
13.17 13.37
12.64 12.
44
11.11
9.79 9.8
5
13.88
PEGGONE
PEGGONE
LOT38 (#12)NEIGHBOURING2 STOREY BRICK &TILE RESIDENCE
O'A
LL H
EIG
HT
5.59
3M F
ROM
NG
L
LOT 38 (R12.5) SITE AREA = 569m2OVERSHADOWING AREA = 36.88m2PERCENTAGE OVERSHADOWED = 6.48%SHADOWS CAST AT MIDDAY 21st JUNELATITUDE -32° SOUTHVERTICAL SUN ANGLE - 34° O'ALL HEIGHT 6.174M FROM NGL
O'ALL HEIGHT 2.842M FROM NGL
O'A
LL H
EIG
HT
6.14
3M F
ROM
NG
L
O'A
LL H
EIG
HT
1.39
9M F
ROM
NG
L
ROOF PLANSCALE 1: 100
11.20
11.19
11.24
11.12
11.17
13.03
14.11
12.49
10.80
11.18
10.56
11.29
12.03
11.44
11.35
11.82
11.74
13.5
13.0
12.5
12.0
FIXED
VOID TO BELOW
BOX GUTTERBOX GUTTER BOX GUTTER
EFC
EFC
BOX GUTTER
BOX GUTTER
BOX GUTTER
BOX GUTTER
1° FALL
1° FALL
1° FALL
1° FALL
BOX GUTTER
BOX GUTTER
BOX GUTTER
BOX GUTTER
O'ALL HEIGHT 2.982M FROM NGL
O'A
LL H
EIG
HT
3.02
9M F
ROM
NG
L
O'ALL HEIGHT 3.723M FROM NGL
11.20
13.62
10.56
10.48
11.41
13.62
11.30
(NGL RL.11.19)
(NGL RL.11.33)
(NGL RL.10.80)
(NG
L RL
.11.
75)
(NGL RL.13.62)
(NG
L RL
.13.
03)
(NG
L RL
.11.
20)
(NG
L RL
.11.
40)
P.D. 14.0
P.D. 13.0P.
D.1
3.0
P.D.
12.0
P.D. 12.0
P.D. 11.0
P.D.1
1.0
AMENDMENTS
urbane projects pty ltd ABN 78 009 438 662Unit 1 31 Sheilds Cresent T 9329 9560Booragoon WA, 6154 E [email protected]
DRG No
REV
Title
··
·
Standing Residence
2
0 14/05/2019DEVELOPMENT APPROVAL ISSUEDATE
Lot 37 (#10A) BRANKSOME GRDNSCITY BEACH
GENERAL NOTES
··
·
·
·
··
·
·······
···
·
·
· AS/NZS 2312.1(2014).
··
·
DevelopmentApproval Drawings
REV No. JOB No.
DRAWN
SCALE
260AK
ROOF PLAN
1:100 A06 of 09
REVISED DA ISSUE1 19/05/2019REVISED DA ISSUE2 12/08/2019
.
T
T
T
EXIST. GRASS VERGE
MOUNTA
BLE
LIGHT POLE
CONC. PATH TO REMAIN
PEGGONE
CONC. PATH TO REMAIN
PEGGONE
PEGGONE
1.8m HIGH BRICK SCREENWALL TO REMAIN
WATERMETER
POWERDOME
TREE TO REMAIN
PEGGONE
NON. MOUNT KERBNON. MOUNT KERB
NIL KERB
EXIST. STREETTREE
1.7m H
IGH
BRICK FEN
CE TO
REMAIN
COMMSPIT
COMMSPIT
LIGHT POLE
CONC. PATH TO REMAIN
CONC. CROSSOVER
PEGGONE
COMMSPIT
NEI
GH
BOU
RIN
G2
STO
REY
BRIC
K &
TIL
ERE
SID
ENC
E
REF NAIL AT BASE OF KERB A.H.D.LEVEL 9.58m(ESTABLISHED FROM S.S.M.WEMBLEY 1A USING DATASUPPLIED BY THE GEODETICSECTION OF LANDGATE)
BELOW GROUND FIBREGLASS POOL
PATIONEIGHBOURINGSINGLE STOREY BRICK& GALV RESIDENCE
NEIGHBOURINGSINGLE STOREY BRICK& GALV RESIDENCE
NEIGHBOURINGGALV CARPORT
HIGH WOOD PALING & LATTICE FENCE TO REMAIN
R.G.B.R.G.B.
HIGH CONC. WALL TO REMAIN
(MEAS ABT 20.12)
13.5
13.0
12.5
12.0
11.510.5
10.0
10.5
11.0
11.0
10.5
EXIST.STREETTREE
11.0
1.7m H
IGH
BRICK FEN
CE TO
REMAIN
W
P.D. 14.0
P.D. 13.0
P.D
.13.
0
P.D.
12.0
P.D. 12.0
P.D. 11.0
P.D.11.0
P.D.1
1.0
lift
garage
w'shop
entry
VOID OVER
porch
UPpdr
family
dining
MieleINDUCTION
kitchensc
alfresco
l'dry
games
boat stand
DN
BY OWNER
STAGE 2
STAGE 2
F.L 0c 11.00
F.L -2c 10.827
F.L 0c 11.00
F.L 0c 11.00
F.L 0c 11.00
VOID OVER
SJ
COL. COL.
30 - SPEC F
30 -
SPEC
F
30-1795 F
30 -
6145
SD
30 -
6145
SD
30 - 4795 F
30-3
355
F
28-9
20AF
ON
E LI
TE
30-2240 PIVOT D & SL
1200
PI
VOT
WOFR FZ
GRANO.
TILES
TILES
TILES
TILES
TILESTILES
TILES
TILES
TILES
TILESTILES
CARPET
MB
CB
STAGE 2
870
870
870
LOUVREDGATE
28-5550 SECTIONAL DOOR
GATE
EXTENT OFSTONE TILING VERGOLA LOUVRES OVER
30c BULKHEAD
SKYLIGHT OVER
PLANTER
7500
GROUND FLOOR PLANSCALE 1: 100
FLOOR OVER
FLOOR OVER
FLO
OR
OVE
R
2279
1309
4479
2571
1574
1741
5500
9290
3599
DRYING
GARDEN BYOTHERS
TURF BY OTHERS
TURF BY OTHERS
TURF BY OTHERS
RETA
ININ
G
RETA
ININ
G
RETAINING
RETAINING RETAINING BELOW
GARDEN BYOTHERS
GAR
DEN
BY
OTH
ERS
GROUND FLOOR AREAS:
HOUSE = 206.30m2ALFRESCO = 42.96m2GAMES = 41.80m2PORCH = 4.93m2TOTAL = 295.99m2
7300
7200
OUTSIDESHOWER
11.20
11.19
11.24
11.12
11.17
13.03
14.11
13.73
12.49 10.
80
11.18
10.56
11.29
12.03
11.44
11.35
11.82
11.74
13.5
13.0
12.0
OPEN SPACE:
SITE AREA = 733.00m2BUILDING AREA = 295.99m2
OPEN SPACE = 59.62%
5480
LOUVRED RETURNOVER 12c BWK.
7600
DN
GARDEN BYOTHERS
2x MATURETREES
AMENDMENTS
urbane projects pty ltd ABN 78 009 438 662Unit 1 31 Sheilds Cresent T 9329 9560Booragoon WA, 6154 E [email protected]
DRG No
REV
Title
··
·
Standing Residence
2
0 14/05/2019DEVELOPMENT APPROVAL ISSUEDATE
Lot 37 (#10A) BRANKSOME GRDNSCITY BEACH
GENERAL NOTES
··
·
·
·
··
·
·······
···
·
·
· AS/NZS 2312.1(2014).
··
·
DevelopmentApproval Drawings
REV No. JOB No.
DRAWN
SCALE
260AK
GROUND FLOOR PLAN
1:100 A04 of 09
REVISED DA ISSUE1 19/05/2019REVISED DA ISSUE2 12/08/2019
CL RL. 16.744
FFL 37c RL. 14.172
GFL 00c RL. 11.000
EAST ELEVATION SCALE 1: 100
RIDGE RL. 21.330
STREETSCAPE
O/A RL. 17.344
1737
1797
00c-2c
10c13c
05c
17c
1773
NEW 80% PERMEABLE FENCETO 100% OF FRONT SETBACK.
PERMEABLE FENCE
NEW 80%PERMEABLEFENCE.
NEW SOLID BRICK SCREENWALL. MAX 1800 AGL
NEW PERMEABLESLIDING GATE .
S I T
E
B O
U N
D A
R Y
S I T
E
B O
U N
D A
R Y
CL RL. 16.744
FFL 37c RL. 14.172
GFL 00c RL. 11.000
NEW SOLID BRICK SCREENWALL. MAX 1800 AGL
RL. 15.81
RL. 14.29
NORTH ELEVATION SCALE 1: 100
STREETSCAPE
PERMEABLE FENCE.
NEW 80% PERMEABLE FENCETO 100% OF FRONT SETBACK.
1629
05c
17c
AMENDMENTS
urbane projects pty ltd ABN 78 009 438 662Unit 1 31 Sheilds Cresent T 9329 9560Booragoon WA, 6154 E [email protected]
DRG No
REV
Title
··
·
Standing Residence
2
0 14/05/2019DEVELOPMENT APPROVAL ISSUEDATE
Lot 37 (#10A) BRANKSOME GRDNSCITY BEACH
GENERAL NOTES
··
·
·
·
··
·
·······
···
·
·
· AS/NZS 2312.1(2014).
··
·
DevelopmentApproval Drawings
REV No. JOB No.
DRAWN
SCALE
260AK
ELEVATIONS - STREETSCAPE
1:100 A08 of 09
REVISED DA ISSUE2 12/08/2019
Applicant's Comments Relating to Rear Setback (submitted 13 August 2019): One item brought up during our discussion over the counter and not referred to in your letter is the rear setback to the southern neighbour on 12 Branksome Gardens. We believe the setback variation to be acceptable for the following reasons:
• The setback requirements for this site are significant. Within the context of a 7.5m front setback and minimum side setback to Branksome Gardens of 3.5m (as stipulated in the Clause 20.1a in the TPS, in lieu of 2m set out by R-Codes), it would unreasonable to also impose a 6m rear setback. Doing so greatly reduces the maximum useable footprint to start with, before even considering articulation of spaces, site topography or solar orientation.
• Furthermore, a 6m rear setback to the southern boundary will have an adverse effect on the streetscape. Currently the built form is pushed back into the hill to help reduce visual bulk. Ensuring a 6m rear setback would push the entire building north over lower ground, towards the intersection of Boscombe Street and Branksome Gardens, imposing on the corner.
• All downstairs living areas would need to be entirely reconfigured due to reduced amenity caused by the upper floor shifting northwards- it is likely that this would deepen the downstairs living areas and reduce the natural daylight and ventilation to these areas. This would completely destroy the stepped pavilion configuration and likely result in a 2-storey extruded block with poor light and ventilation.
• A 6m rear setback to the southern neighbour will read as a 6m side setback along Branksome Gardens. This would far exceed the side setback of most other homes along the street and disrupt continuity of the streetscape.
• Due to rising NGL’s and 3.5m setback to Branksome Gardens, Design Principles under Clause 5.1.3(P3.1) are still satisfied:
o The building mass to the southern neighbour is only 1 storey high. o There is plenty of direct sun to the southern neighbour. o The paved area outside Bed 4 is less than 0.5m above NGL and there are no
adjacent outdoor living areas to the southern neighbour and therefore no privacy issue
As demonstrated above, the revised design addresses all the points as described in your letter, as well as setback variations. Additional Comments Relating to Rear Setback (also received 13 August 2019): We make the following submission regarding rear setback for this property;
a. We understand that the rear setback requirements are, generally speaking, intended to provide some form of traditional City Beach back yard, most particularly where adjoining a neighbouring back yard;
b. However, the 'rear setback' concept is not well suited to a corner block such as this, where there is no definite rear/back yard area. Having a large back yard on this corner block would either push the house too close to the Branksome Gardens and Bascombe [sic] Street frontages (thereby adversely affecting the streetscape) or result in an unrealistically narrow building envelope which would not make good use of the available block;
c. In fact, the existing house is a good example of a traditional development on a corner location in this part of City Beach, with the house being pushed back into the southwest corner of the site to assist in maintaining an open streetscape and to focus outdoor living to the northern eastern corner of the block, where the best natural light is available;
d. The proposed new house substantially increases setbacks to the south and west as compared to the existing house;
e. Although the proposed new house has 2 levels, the design provides for the much of the bottom level to be below natural ground level along the southern and south west sides of the building envelope, and this has minimised the impact of building bulk on the adjoining properties;
f. The neighbouring house to the south is located close to the boundary of our property and does not contain any outdoor living area. No part of that property's back yard abuts the boundary with our property;
g. For the most part, the neighbouring property to the west also does not have a back yard abutting the boundary with 10A Branksome Gardens. Where it does (at the southern end of the boundary), the amended plans incorporate a 6m setback, which is a significant improvement on what is there at the moment;
h. The plans have also been amended so that the western wall of bedroom 4 is now 2.009m from the boundary rather than 1.509m as depicted in the earlier plans;
i. overall, we submit that the rear setback aspects of the amended plans are acceptable because they-
i. reflect that this is a corner block; ii. fully respect the back yard of the neighbour to the west; iii. significantly improve on the existing setbacks to the south and west; iv. allow for the construction of the house in a position that maximises street
setbacks to Branksome Gardens and Boscombe Street; v. allow for the outdoor living areas to be located to the north east of the block,
which is the best possible position because it improves the streetscape and makes best use of natural light.
We trust that the Town will recognise the very extensive changes that have been made to this development application to address the issues raised in the preliminary assessment, and we hope that the amended plans are acceptable to the Town.
p r im a r y s tre e t
7500 setback
s e c o n d a r y s tre e t
re a r s e tb a c k
s id e s e tb a c k
re a r s e tb a c k
6 0 0 0
NORTH
S UM
M
E
R
SU
N
SU
N
W IT
NE
RH
OT
D
RYWINDS
PREVAIL
ING
WIN
D&
RA
I N
1.S IM IL A R S E T B A C K D IS TA N C E S T O E X IS T IN GA D J O IN IN G P R O P E R T Y A L O N G A N G L E DB O U N D A R Y
2 .W E H A V E D E S IG N E D H O M E T O P R O V ID E T H E A D J O IN IN G N E IG H B O U RW IT H O P E N S P A C E A S D E S IR E D F O R R E A R S E T B A C K S E V E N T H O U G H W E A R E N O T R E Q U IR E D T O D O S O B U T A K N O W L E D G E T H AT T H IS IS R E A L LY T H E O N LY R E A R O U T D O O R L IV IN G T H AT W O U L D B E A F F E C T E D . W E A L S O H A V E IN C R E A S E D O U R S E T B A C K T O T H E B E D 4 W A L L ( 2 .0 M IN L IE U O F 1.5 M ) A W AY F R O M T H IS N E IG H B O U R 'S R E A R O U T D O O R L IV IN G .
3 .IN C R E A S IN G T H E R E A R S E T B A C K W O U L D F O R C E T H E H O M E T O E N C R O A C H F O R W A R D IN T O T H E S E C O N D A R YS T R E E T S E T B A C K W H IC H W O U L D C R E AT E B U IL D IN G B U L K T O T H IS S T R E E T.W E A R E A L L O W E D T O B U IL D T O 3 .7 5 M B U T W E F E E L T H AT T H IS W O U L D N O T B E IN K E E P IN G W IT H T H E C U R R E N T S T R E E T S C A P E W H E R B Y M O S T H O M E S H A V E T H E IR L A R G E S T S E T B A C K A L O N G b R A N K S O M E G A R D E N S .
tH E R E F O R E W E B E L IE V E W E H AV E P R O V ID E D A D E S IG N O U T C O M E W H IC H P R E S E R V E S B O T H S T R E E T C O R N E R SW IT H A S T R E E T S C A P E M O R E IN L IN E W IT H T H E T O W N 'S P O L IC Y F O R T H E G A R D E N S U B U R B B Y A D D R E S S IN G B O T H S T R E E T E L E VA T IO N S A N D A L L O W IN G U S T O L A N D S C A P E M O R E O F T H E F R O N T S E T B A C K S .
37
50
Lot 37 (No. 10A) Branksome Gardens, City Beach - Two-storey Dwelling - Schedule of Submissions
SUBMISSION 1 OF 2: "We refer to your correspondence of 3 September 2019. We wish to submit our comments regarding the proposed design of the above mentioned property in reference to the relevant residential design code (R12.S) [sic]. We are opposed to three of the proposed designs considered under the design principles of the planning framework, namely:
1) The 0.6m high retaining wall 2) The ground floor western side setback of 1.3m 3) The first floor bedroom 41 western facing window set back 2m with no privacy
screening. As you are aware, Rl2.5 [sic] stipulates that retaining walls cannot exceed 0.Sm [sic]. It is our preference that compliance with code occurs in order to minimise (as much as possible) building bulk and additional height to what is proposed as a two-story dwelling. Our rationale is that our indoor/ outdoor living area is situated on the north-east aspect of our property and a higher building will be detrimental to the amenity of our property, will increase the overshadowing of the property and impact on privacy. Of considerable concern to us is the ground floor western side setback of 1.3m. As you are aware Rl2.5 [sic] stipulates a setback of 6 metres. Whilst we acknowledge that this situation allows for consideration of an exception to the set-back provision under Clause 5.1.3.of the R-Codes we do not consider a setback of 1.3m to be reasonable or fair. There is no practical or aesthetic reason as to why the proposed setback is 1.3m, when there is in excess of 7.Sm [sic] of unused land on the north-east aspect of Lot 37 which allows for a far larger set back on the western side of the property. Further, the proposed setback of 1.3m will result in considerable overshadowing and overlooking into the eastern aspect of our property. This is an area where we have an outdoor kitchen and entertaining area, a glass window sun room and our clothes drying area. Accordingly, it will be detrimental to the amenity of our property, access to direct sun and also our privacy. We propose a side setback of at least 3m in order to mitigate the impact of the proposed two story property on the eastern aspect of our existing property. Finally, we are concerned as to the proposed western facing first floor bedroom set back 2m with no privacy screen. According to R12.5, the cone of visions should not be within 4.5m without privacy. The adjacent property at 35 Bascombe Ave is clearly within the cone of vision of the proposed design, as is our property including our outdoor pool area, outdoor kitchen and entertaining area, the entirely glass windowed sunroom and our main bedroom ensuite windows. We do not dispute the need for bedroom 4 to have a window but given that it overlooks the outdoor living area of both ourselves and the residents of 35 Bascombe Ave, we consider that it is appropriate to restrict the design of the building to a window that ensures privacy to both neighbours. Thank you for the opportunity to provide our feedback. Please keep us updated as to any decision or development.
1The Town of Cambridge correspondence states bedroom 2, the correct bedroom according to the plans is bedroom 4".
Lot 37 (No. 10A) Branksome Gardens, City Beach - Two-storey Dwelling - Schedule of Submissions
SUBMISSION 2 OF 2: "In reference to your correspondence on the 3 September 2019, we are respectfully opposed to the following. Local Planning Scheme No.1
1) 0.6 high retaining wall within the secondary set back area We are opposed to this as the Australian Building Code stipulates a height of 0.5 and we cannot see a reason why this cannot be adhered too. By adding height to the retaining wall, it will also add to the overall bulk and additional height to the proposed two storey dwelling. Residential Design Codes:
2) A ground floor rear setback of 1.57m (at closest point) We are opposed to this as the Australian Building Code states a minimum of 6m. If the setback codes are not at 6m, it places the proposed dwelling too close to its neighbours creating issues with overshadowing, ventilation and privacy for the surrounding neighbours.
3) A first floor rear setback of 1.74 (at closest point) We are opposed to this as the Australian Building Code states a minimum of 6m. As mentioned above, if the 6m setback is not respected, it will result in the bulk and enormity of the proposed building dwarfing its neighbours, obscuring the natural sunlight received by them and a substantial decrease in ventilation and privacy.
4) A ground floor western side setback of 1.3 We are opposed to this as the Australian Building Code states a minimum of 1.5m. We are the XXXXXXXXXX neighbours to the proposed dwelling and by bringing the building closer to the boundary; we will suffer a substantial loss of natural sunlight to our outdoor entertaining area. Instead of looking out from our outdoor areas and lounge and seeing sky (see photograph attached), we will be staring into a wall that will also result in a loss of aesthetic, natural sunlight to the alfresco and also interior lounge area, decrease the ventilation and further dwarfing of our existing dwelling. As new residents to the suburb of City Beach, we love the open spaces and the outdoor lifestyle it affords. We feel that the proposed plans of building close to the boundary and the extra height of the dwelling will result in an decrease in aesthetics and a feeling 'being on top of each other, particularly living in a 'shoe box' rather than the leafy green ocean suburb we have come to know and love. Please refer to the attached photo to show the impact the proposed dwelling will have on our existing dwelling.
5) 5) First floor bedroom 2 western facing window set back 2m with no privacy screening/obscure glazing.
We are opposed to this as the Australian Building Code stipulates it should be 4.5m. The cone of view from this window will look straight out, down and over our outdoor pool and seating area resulting in complete loss of privacy. Please see the attached development approval drawings. We have been the proud owners of XXXXXXXXXX for less than 6 months and hope that our letter identifies and adequately communicates our concerns. Coming from the country, we greatly value our privacy, a feeling of open space, an outdoor lifestyle, natural light and fresh air - hence our choice of City Beach. We feel that the proposed dwelling will greatly and negatively change many aspects of our new home we currently enjoy.
Lot 37 (No. 10A) Branksome Gardens, City Beach - Two-storey Dwelling - Schedule of Submissions
However, we also place great importance on being neighbourly so we are more than happy to discuss the abovementioned issues with either Council or the owners of the proposed dwelling, in the hope of achieving a result that will be pleasing to all parties. Thank you for the opportunity to provide our feedback and we would greatly appreciate being kept up to date with any developments or decisions".