Excessive Site Coverage
Summary: The building covers a high site area relative to City Plan recommendations and is inferior to developments previously granted a substantial height uplift. The high site coverage restricts permanent landscaping around the property and contributes to building bulk. The high site cover is a result of the overdevelopment of the site, conflicting with the intended built form scale in a medium density (RD6) area.
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City Plan Benchmarks for Site Cover: PO2 of the Medium Density Residential Zone Code shows the recommended site cover is:
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Up to 8 storeys – up to 50% site cover
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9 to 15 storeys – up to 40% site cover
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Proposed Site Cover Figures: According to the applicant’s own data the development’s site cover is:
○ Ground Level ~ 30%
(Lobby/Gym, excludes driveway and parking)
○ Level 1 ~ 45%
○ Levels 2 - 11 ~ 55.2%
○ Levels 12-13 ~ 45.8% to 48.5%
● The development fails to meet the Acceptable Outcome benchmark at every storey from level 2 upwards.The developer has made no attempt to offset the additional height by reducing the floorplates above the original code assessable application to create a “slender tower”.
● Developments of comparable height have achieved much lower tower site cover. Hemingway achieved less than 49.4% site cover for the tower, Magnoli around 30%, 1293-1299 Gold Coast Highway (under construction) 41%.
● Implications of High Site Cover: Exceeding site cover means:
○ Less open space on the ground for landscaping, recreation, or deep planting.
○ Greater perception of bulk when viewed from the street and neighboring properties, as there’s less step-back or modulation.
○ Tighter spacing to neighbours, contributing to privacy and dominance issues.
○ Affects stormwater management (less permeable surface) unless mitigated appropriately.
Conclusion: The development’s excessive site coverage represents a decline in site cover when compared to similar height developments and is incompatible with Medium Density Residential Zone Code Performance Outcome PO2. It fails (a) balance between built form and green areas for landscaped private open space;(b) contributes to neighbourhood character and amenity;(c) promotes slender bulk form; (d) promotes an open, attractive and distinct skyline; and (e) facilitates small, fast moving shadows.