ONE METRE BUILDING HEIGHT DIFFERENTIAL BETWEEN LARGE AND SMALL BLOCKS
According to Manningham policy three storey apartment buildings with a maximum height of ELEVEN metres are “encouraged” on allotments 1800 Sqm or more and two storey town house style developments are prescribed a maximum height of TEN metres, which includes a one metre leeway for fall allowed but only on smaller sites. However, the DDO8 schedule below, which is the statutory tool to implement the residential strategy, refers to heights only and does not define a building typology.
The design objectives in the Manningham DDO8 fall short of saying that three-storey development cannot be contemplated,
on smaller sites. Rather, the provisions which apply to the land set a maximum height limit of 10 metres, a height which can easily accommodate three storey buildings.
e.g. (left) This development was approved by council even though the dwellings were three storeys and the land less than 1800 Sqm and they did not exceed the maximum height at any point above natural ground level. This complies with mandatory maximum height requirement of TEN metres as outlined in the design an development overlay (DDO8).
This begs the question, why bother going to the expense of consolidating three building blocks to provide an area of 1800 Sqm when council are already allowing three storey developments, even partial four storeys, on smaller building sites? To add to the confusion, one panel member thought he had nailed it when he made the following statement: “Given the form of development generally occurring in the area and costs associated with site consolidation, it is likely that most redevelopment in this area will continue to be two storey development, which should be supported in an area surrounding activity centres”. How was he to know how the interpretation would be changed?
Koonung have about 80 percent of development in its area but have only 33% representation. They are thwarted by the bias of outer ward Councillors who seem more intent on their own future standing with planning officers and developers even to the point where one or two individuals speak for each development like cheer leaders. And of course there is the prospect of photo opportunities, a mention in the local paper and the greater likelihood of an outer ward Councillor becoming Mayor. According to records there have been only two Mayors elected from the Koonung ward over the last twenty years.