Info response

Page 2

   4. Please provide amended plans demonstrating compliance with AO7.2.

All section plans demonstrate the building is to be no greater than 8m above the ground
line and the finished levels along the boundaries of the walls.




                                                                           Page 2 of 5

Page 3

   5. Provide amended plans that detail removal of the portal frames from the side
      boundary setbacks.
   6. Provide further plans and details regarding the water feature located on the
      side boundary including:
           a. Details of fencing height and any retaining proposed along the
              northern side boundary and any screening proposed for privacy
              including existing and finished ground levels.
           b.Confirmation that the water feature is not located 1 metre above
            existing and finished ground levels.
         c. Provide further information detailing how the building provides for
            landscaping, retention of vegetation and screening along the side
            boundary in accordance with PO9 of the Low Density Residential
            Zone Code relating to side setback requirements.
   7. Provide plans that demonstrate the calculation of 20% of soft landscaping
      landscaping.

The portal frames and water feature along the northern boundary have been removed.
The application seeks for an assessment against the Performance Outcomes in relation
to the first-floor wall cabinets and eaves within the 2m setback as highlighted below. This
is a minor extent of the entire boundary line; does not obstruct neighbours views; and
allows for landscaping to continue to be provided between buildings. In this regard the
landscaping is provided in deep landscaping beds and meets the minimum 20%
requirement.




                                                                              Page 3 of 5

Page 4

   8. Provide a revised plan detailing a compliant rear setback.

The proposal requires a setback variation to the eastern rear boundary and therefore
assessed against PO9 of the Low Density Residential Zone Code which is provided below.
The site has frontage to public open space land and therefore and as per AO9.2, setbacks
to the eastern rear boundary are 1.5m (lower floor) and 2.0m (upper floor).

PO9
Buildings and structures are designed and sited to:
    (a) provide a high level of amenity to users of the subject site and adjoining premises,
        including provision of visual and acoustic privacy and access to sunlight;
    (b) not unreasonably obstruct views or cause overlooking of private open space or habitable
        areas of adjoining premises;
    (c) provide adequate distance from adjoining land uses;
    (d) preserve existing vegetation that will help buffer development;
    (e) allow for space and landscaping to be provided between buildings including adequate area
        at ground level for landscaping with trees, shrubs and outdoor living;
    (f) be consistent with the predominant character of the streetscape; and
    (g) protect the natural character and avoid adverse impacts on ecologically important
        areas such as national parks, waterways and wetlands.

It is considered the proposal complies with PO9 for the following reasons.

   •   The setback encroachment is limited to an eave of the upper-level balcony.
   •   The setbacks are consistent to that of adjoining dwellings (north and south).
   •   The wall of the dwelling achieves a 4.0m setback and therefore provides an
       adequate distance to dwellings further west.
   •   The encroachment would not result in any appearance of bulk or visual dominance.
   •   The encroachment is limited to the unenclosed upper-level deck.

The images below show the existing Steven Kidd designed house with the first storey
balcony setback 1.5m from the eastern reserve. The Nearmap photo also demonstrates
the larger setback to adjoining houses downhill in the Beach Houses estate which face
east away from the property.




                                                                                  Page 4 of 5

Page 5

    9. Provide amended plans of the access driveway. The detail must be prepared
       by a suitably qualified person and include but not be limited to:
             a. levels and grades of the access driveway and the maneuvering areas;
             b. a longitudinal section extending from the centerline of the formation
                in Ross Cr to the basement garage;
             c. a driveway designed generally in accordance with Council’s standard
                drawings RS-049 and RS-050;
             d. demonstrate that a B99 vehicle will not bottom out or scrape
                entering/exiting the driveway;
             e. The necessary stormwater drainage structures.
    10. Considering all other carparks are occupied, demonstrate (by providing
        swept paths for each of the proposed carparks) that a B99 vehicle is able to
        park and leave the site with no more than 3 movements.

    11. Provide a preliminary Stormwater Management Plan for the site, including
        details of site levels and contours together with the collection and discharge
        of stormwater runoff from the building, the hardstand areas, the basement (a
        sump drain is proposed on the basement’s floor though no details of
        discharge are provided) and landscaped areas; and any required inter-
        allotment drainage and relevant easements.

    12. Provide details, prepared by a RPEQ (Registered Professional Engineer of
        Queensland), of the proposed earthworks, including, but not limited to:
        extents; volumes; existing and finished levels; cross-sections; batters
        and/or retaining structures; stabilisation methods proposed, etc.

Please find attached drawings from Recor Consulting Engineers demonstrating
compliance with the access driveway, manoeuvring, stormwater and earthworks details.



Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please proceed with your assessment of the
application at your earliest convenience.

If you have any further queries in relation to the above, please do not hesitate to contact
myself.

Regards,




Jack Lewis B.Sc Hons UNSW M.Plan Otago MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




                                                                              Page 5 of 5