ASTP-Resp-To-FA · 51988.2764.01

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RESPONSE
Please refer to the revised Proposal Plan prepared by Essess Building Design in Attachment 1. Please note that
the revised design includes the following:
           Relocated carport to achieve a complying side setback of 1.5m;
           Revised front setback to carport of 4.063m;
           Inclusion of a 1m wide landscape strip to frontage, noting that current site comprises a 800mm wide
           gravel section behind the front fence; and,
           Revised front fencing outcome such that the 1m wide front landscape strip adjoining the visitor car
           park will be visible from the streetscape.

As stated in the lodged Town Planning Report, and shown in Figure 1 below, several sites along Orient Drive
contain enclosed garages and carport structures directly on the front boundary. Further, a number of properties
comprise buildings and structures (including carports) within 4 metres of the front setback. It is noted that
Council have acknowledged this precedent in the street but also highlight that a many of those sites are
constrained by slope, necessitating the need for a reduced front setback. Whilst the subject site is not
constrained by slope, the buildings and structures with reduced front setbacks highlighted below form part of
the character of the street and the reason for their existence is largely irrelevant. As such, irrespective of the
reason for the location of buildings and structures on the below sites, the predominant character of the street
is represented by a built form encroachments to the front setback of premises adjoining Orient Drive.




Figure 1 Orient Drive - Location of sites with reduced front setbacks (Source: QLD Globe & ASTP 2022)



In summary, the proposal suitably complies with PO12 of the Code as the reduced front setback of 4 metres is
consistent with the predominant character of the surrounding area.

It is further highlighted that the revised design maintains the front fence that screens the existing garage from
the street. With the proposed carport being unenclosed and therefore comprising less bulk than the existing
garage, the front fence will suitably screen the majority of the carport structure from the street. The proposal


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also results in an improved situation for the streetscape with the southern portion of the front fence being
removed to ensure that the landscape strip adjacent to the visitor car park is visible from street. Overall, the
revised proposal will result in an improvement to the appearance of the streetscape with a greater extent of
landscapes provided and the removal of the enclosed garage to reduce the appearance of built form when
viewed from the street. The proposal therefore complies with PO12 of the Code by allowing for space and
landscaping to be provided between the buildings and structures onsite and the street.



            ITEM 3
            The submitted documentation does not include a Stormwater Management Plan.

            Information Required
            3. Provide a preliminary Stormwater Management Plan that includes, but not be limited to, details
                 of how rain water on landscaped and impervious areas will be collected and released from the
                 site. The preliminary plan must be prepared by a suitably qualified person.

            Please note that the stormwater drainage system must be a gravity system and pumps are
            not acceptable.

RESPONSE
It is determined that a stormwater management plan is not necessary to be provided on the basis that the
proposed carport seeks to replace the existing garage of the same size. As such, the site cover achieved, being
38%, remains unchanged by the proposal. It is also noted that the size of the impervious hardstand area onsite
will be decreased to enable greater deep planted landscaping extents to be provided. Finally, it is not proposed
to alter the existing levels of the site, with stormwater drainage being in accordance with the existing conditions
of the site.



            ITEM 4 & 6
            The submitted plans do not include sufficient detail on the access driveway and manoeuvring
            areas.

            Information Required
            4. Provide additional detail on the access driveway and manoeuvring areas. The detail must be
                 prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland)
                 and include, but not be limited to:
                     a. levels and grades of the access driveway and manoeuvring areas;
                     b. dimensions of the proposed driveway and manoeuvring;
                     c. a design generally in accordance with RS-049, RS-050 and any associated addendum;
                     d. a longitudinal section extending from the centreline of the formation in Orient Drive to
                          the garage level; and
                     e. demonstrate that a B99 vehicle will not bottom out or scrape while entering/exiting the
                          driveway.

            Provide a Turning Path Plan demonstrating how a B99 vehicle can enter and exit each proposed
            carpark. The plan must be prepared by a suitably qualified person (RPEQ – Registered Professional
            Engineer of Queensland).


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RESPONSE
Please refer to the Engineering Plan prepared by Robert Bird Group (RPEQ 8261) in Attachment 2. This plan
details the extent of the proposed driveway expansion and includes a turn path analysis for the revised design
depicted in Attachment 1.

Please be advised that a longitudinal section plan and details regarding the levels and grades of the driveway
will be submitted to Council upon the resolution of all other matters contained within this correspondence.



            ITEM 7
            A site inspection indicates that the construction of the proposed driveway will potentially
            impact a mature and well established tree within the road reserve. Council are concerned
            that the location of the proposed driveway will create a potential conflict between the low-
            lying canopy of the existing tree and vehicles using the driveway.

            Information Required
            Provide additional detail (species, size, height, etc) demonstrating if the existing tree is to be removed
            or how the health of the existing tree will be managed during the proposed works and in the longer
            term. If the existing tree is to remain, demonstrate that a B99 vehicle will not collide with the low-lying
            canopy of the existing tree.

RESPONSE
Please refer to the revised Proposal Plan prepared by Essess Building Design in Attachment 1. The revised
driveway design shown in Attachment 1 ensures the retention of the existing street tree in the verge.



The applicant has also opted to provide a letter to Council detailing the context of the proposal and intention
for the development of the site. Please find this correspondence enclosed in Attachment 3.

This represents our complete response to the Further Advice notice issued by Council. We look forward to the
Decision Notice being issued by Council in accordance with the relevant provisions of the Planning Act 2016.

As always, please feel free to contact me direct should you require any additional information or clarification.

Yours faithfully,
ADAMS + SPARKES
TO WN P L AN N IN G




Cameron Adams
MANAGING DIRECTOR


ENC:      Revised Proposal Plan prepared by Essess Building Design (Attachment 1)
          Engineering Plan prepared by Robert Bird Group (RPEQ 8261 (Attachment 2)
          Applicant correspondence to Council (Attachment 3)




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