27 February 2007 - Ordinary Meeting of Council (pdf. 14MB)

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Ordinary Meeting of Council - 27 February 2007 2 / 26 20 to 22 Tryon Road, Lindfield Item 2 DA0826/06 22 January 2007 minimum 10m setback at grade and includes a significant recess of 33m, so as to ensure an appropriate scale, bulk and form when viewed from the public domain. The Tryon Road elevation is the primary street frontage by design and includes the main pedestrian access to the building. The design of this elevation and the setback respond appropriately to the surrounding built form. The Milray Street setback varies from 10m to 17.5m. The Milray Street elevation reads as a secondary frontage and contains a satisfactory degree of façade modulation and articulation, with balcony and wall plane recesses and variations. Despite not complying with the 40% limit for building footprint (excluding the basement level) located within the 10m-12m setback area (Tryon Road 45% and Milray Street 78%), the proposal is satisfactory with regard to the objectives of the Draft DCP setback control, relating to building form and more specifically to building articulation, the provision of sufficient deep soil landscaping, adequate space for the planting of large canopy trees in the setback area and streetscape impact. The building design achieves a satisfactory level of articulation and architectural interest and provides in excess of the required deep soil landscaping (50.5% of the site area), with adequate area for the planting of large canopy trees. The proposal makes a positive contribution to the streetscapes of Tryon Road and Milray Street. Contextually, the proposed setbacks are also compatible with the Minister’s site development on the opposite side of Tryon Road to the south of the site and with the commercial site on the opposite side of Milray Street to the west. When viewed within this existing context and that envisaged under the Draft LEP, to which consideration must be made under Section 79C of the EPA Act 1979, the proposed reliance on the Draft DCP provisions is logical, consistent and acceptable on merit. With regard to the non-complying ground floor courtyard within the Milray Street side setback (Unit A106), it is recommended that the courtyard be deleted to increase landscaped area and improve the streetscape appearance. (Refer Condition No. 2) Part 4.4 Built form and articulation The Kochia Lane elevation includes balconies with a depth of 3m. These balconies are integrated into the building design and do not appear out of place or architecturally inappropriate on this façade. The proposed balconies are satisfactory with regard to building design, despite not complying with the 1.2 m maximum balcony projection control. In general terms, the building form is sufficiently articulated and modulated over its length and height and would make a positive contribution to the built form in the Lindfield Town Centre. Part 4.5 Residential amenity The proposed building has a compliant set back of 6m from the eastern boundary under both DCP 55 and the draft DCP, adjoining No. 24 Tryon Road. The proposed 5 storey building will result in a degree of overlooking of the private open space (back yard) of the adjoining dwelling house at No. 24 Tryon Road. However, the extent of overlooking will be ameliorated by screen planting adjacent to the eastern boundary of the site, which includes 9 large canopy trees (Sydney Red Gums – Angophora costata) and understorey screen planting to 1.5 metres in height. Accordingly, the N:\070227-OMC-PR-03642-20 TO 22 TRYON ROAD LINDF.doc/pdonnelly/26
Ordinary Meeting of Council - 27 February 2007 2 / 27 20 to 22 Tryon Road, Lindfield Item 2 DA0826/06 22 January 2007 proposal will have an acceptable impact on the privacy of the adjoining property at No.24 Tryon Road. Part 6.0 Consideration of isolated sites The proposed development adjoins No. 24 Tryon Road, which has an area of approximately 1300m² and a front boundary length of approximately 21.8m. Section 6 of DCP 55 requires consideration of isolated sites with an area less than 1200m², or a street frontage less than 23m. The proposal is not technically defined as an isolated site under DCP 55, as the property to the east of the site has not been redeveloped under LEP 194 and is zoned Residential 2(d3). However, given that the adjoining property to the east is the Cromehurst Public School which is unlikely to be redeveloped in the foreseeable future, No. 24 Tryon Road would effectively become isolated for the purpose of higher density residential redevelopment. No. 24 Tryon Road has an area greater than 1200m², but is below the 23m frontage requirement, with a frontage width of approximately 21.8m. Despite this minor non-compliance with the frontage control (approximately 1.2m), No. 24 Tryon Road could be redeveloped independently, consistent with Clause 25L(4) of the KPSO – Multi-unit housing on smaller sites, subject to an appropriate design solution complying with other requirements in the KPSO. The dimensions and area of No. 24 Tryon Road would allow a well designed residential flat building, villa or townhouse development to a potential maximum of three storeys to be constructed on the site, subject to compliance with all relevant development controls and other considerations. Development Control Plan 31 - Access Matters for consideration under DCP 31 have been taken into account in the assessment of this application against DCP 55 and the proposal is acceptable. Development Control Plan 40 - Construction and Demolition Waste Management Matters for consideration under DCP 40 have been taken into account in the assessment of this application against DCP 55 and the proposal is acceptable. Development Control Plan No 43 - Car Parking Matters for consideration under DCP 43 have been taken into account in the assessment of this application against DCP 55 and the proposal is acceptable. Development Control Plan 47 - Water Management Matters for assessment under DCP 47 have been taken into account in the assessment of this application against DCP 55 and the proposal is acceptable. Section 94 Plan N:\070227-OMC-PR-03642-20 TO 22 TRYON ROAD LINDF.doc/pdonnelly/27
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ORDINARY MEETING OF COUNCIL TO BE H
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Contents Page Part 1 Introduction 1
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• Participation, equity and acces
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(4) Within 28 days after adopting a
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Part 2 PAYMENT OF EXPENSES GENERAL
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Where applicable the standard of an
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Council shall meet the following co
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Travel Outside the Local Government
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Legal Expenses and Obligations 2.11
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Part 3 PROVISION OF FACILITIES GENE
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Meals and Refreshments Prior to or
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ADDITIONAL EQUIPMENT AND FACILITIES
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Part 4 OTHER MATTERS Acquisition an
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Ku-ring-gai Council Comparative Inf
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Below is a summary of the aims and
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• Domestic Waste per capita The p
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Average Rate per Residential Assess
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Outstanding Rates, Charges and Fees
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Reliance on Rates Revenue Reliance
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Total Operating Expenses (per capit
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Average Charge for Domestic Waste M
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Recyclables - Kilograms (per capita
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Number of Development Applications
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Legal Expenses to Total Planning an
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Net Recreation and Leisure Expenses
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Average Rate per Residential Assess
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Total Operating Revenue (per capita
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Debt Service Ratio 9.00% 8.00% 7.00
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Average Domestic Waste charge per R
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Number of Development Applications
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No Date Lodged Appeal # Appellant P
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Subdivision 1 December 14, 2004 115
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1 3 28 3 5 7 22 20 35 33 D PROPOSED
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Appendix A: Summary Review Summary
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Department: COMMUNITY SERVICES CC R
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Department: PLANNING & ENVIRONMENT
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Department: TECHNICAL SERVICES CC R
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Department: DEVELOPMENT & REGULATIO
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Department: CAPITAL WORKS PN RC Tas
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27 February 2007 - Ordinary Meeting of Council (pdf. 14MB)

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