P0041165_RPT_IRR - Copy

                   removal of the lower verandah addition to the current lounge/bistro area with new doors
                   placed between the original rendered columns along the original wall of the loggia.

                  Remove awning roofs to loggias (as per diagram above).

                  Remove external stairwell (or justification for retention to be provided)

                  Remove balustrading to upper-level verandahs. The current vertical slatted balustrading
                   is not sympathetic with the original architectural design of the building. Replacement
                   balustrading is recommended which incorporates horizontal elements similar to the
                   original as visible in early photos. Council’s heritage advisor can assist in advising on an
                   appropriate form that meets current standards and interprets the early balustrading.

                  Remove existing street frontage vertical metal pool style fencing. The landscaped area
                   fronting Poinciana Avenue and Diyan Street was originally an open space, emphasising
                   the L-shaped form of the hotel building. It is desirable that this visual quality is retained
                   and a glazed wall detail, similar to the northern beer garden would be acceptable to
                   help achieve this. Alternatively, any enclosure should incorporate horizontal, rather than
                   vertical elements to be sympathetic with the original building horizontal banding, rails,
                   low walls etc, typical of the functional art deco style.

        Information Required

        15. Provide amended plans to remove intrusive elements identified above. Alternatively, provide
        justification as to why no changes will be made to these elements.

        Issue - Demolition and alterations to northern area

        As noted in the Heritage Impact Statement, the dining room is a recent addition and not of
        heritage significance. As a relatively open structure the proposed roof deck does not obstruct
        the northern view of the building or the original building footprint and elevation. However, the
        new openings onto the deck are not sympathetic with the proportions and size of the early
        building elements. It is recommended the following changes should also be considered to
        mitigate the impact on the northern elevation.

                  Increase opening head height to match adjacent windows

                  Locate openings in the northern wall to align with those in the southern wall. It is
                   preferable that the openings would be the same width as those in the southern wall.
                   However, if this is not possible due to current requirements for circulation a slight
                   increase in width would be allowable provided, they are centred with the southern wall
                   openings.

                  Consider the form and detail of the rail to the roof deck to ensure it is consistent in
                   character and incorporates horizontal detailing sympathetic to the original building rails,
                   as noted elsewhere.

        Information Required

        16. Provide amended plans making the recommended changes to the northern area.
        Alternatively, provide comment on the proposed designs appropriateness.




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URBIS
P0041165_RPT_IRR