ordinary meeting of council to be held on tuesday, 28 june 2005 at ...

Ordinary Meeting <strong>of</strong> Council - 28 June 2005 1 / 12
8, 10 & 12 Nola Road, Roseville
Item 1
DA1333/04
17 June 2005
SEPP 65 : Good design responds and contributes <strong>to</strong> its context. Responding <strong>to</strong> context
involves identifying the desirable elements <strong>of</strong> a location’s current character, or, in the case <strong>of</strong>
precincts undergoing a transition, the desired future character as stated in planning and
design policies.
The context is a steep sided small valley, which is well wooded, with large trees in the public
domain <strong>of</strong> Nola Street and the private yards <strong>of</strong> houses and apartment buildings. The
proposed design relates well <strong>to</strong> the <strong>to</strong>pography, as it is built across the con<strong>to</strong>urs. The building
negotiates the steep slope with the ground floor residential projecting substantially out <strong>of</strong> the
ground. A series <strong>of</strong> s<strong>to</strong>ne faced retaining walls conceal the car park and provide a stepped
building base.
The existing tall tree canopies in the immediate context create a strong sense <strong>of</strong> enclosure
within a predominantly natural environment. The proposed building is substantially taller and
bulkier than the existing houses on these lots. The proposed palette <strong>of</strong> s<strong>to</strong>ne, tim<strong>be</strong>r and
bronze aluminium finished complement this natural environment, and assist in relating this
larger building <strong>to</strong> its context.
Principle 2 - Scale
SEPP 65 : Good design provides an appropriate scale in terms <strong>of</strong> the bulk and height that
suits the scale <strong>of</strong> the street and the surrounding buildings. Establishing an appropriate scale
requires a considered response <strong>to</strong> the scale <strong>of</strong> existing development. In precincts undergoing
transition proposed bulk and height needs <strong>to</strong> achieve the scale identified for the desired
future character <strong>of</strong> the area.
The building projects substantially above the natural ground level on the street side, however
this is due <strong>to</strong> the need <strong>to</strong> avoid excavating the eastern ground level apartments <strong>to</strong>o far <strong>be</strong>low
ground level. The scale <strong>of</strong> the building is acceptable, due <strong>to</strong> the s<strong>to</strong>ne walls <strong>be</strong>ing stepped
in<strong>to</strong> a series <strong>of</strong> smaller walls maximum 2m high, rather than one 4m wall.
Principle 3 - Built Form
SEPP 65 : Good design achieves an appropriate built form for a site and the buildings
purpose, in terms <strong>of</strong> building alignments, proportions, building type and the manipulation <strong>of</strong>
building elements.
The building setbacks are acceptable. The building is stepped in<strong>to</strong> 3 pavilions with the steps
creating a vertical proportion <strong>to</strong> the buildings. This proportion is further emphasised in the
bronze coloured vertical balcony frames, which relate <strong>to</strong> the vertical trunks <strong>of</strong> the
surrounding trees.
Principle 4 - Density
SEPP 65 : Good design has a density appropriate <strong>to</strong> its site and its context, in terms <strong>of</strong> floor
Copy <strong>of</strong> Adopted Report - 050628-OMC-PR-03137-8, 10 & 12 NOLA ROAD,-0-FLAT BUILDING COMPRISING 32 UNITS, 58 BASEMENT
CAR SPACES AND LANDSCAPING(2).DOC