26.8.26 - Attachment 2 - Updated Architects Statement · MCU24/0074.01

Page 2

While there has been a small decrease in the Non-Residential GFA, there has been a commensurate
increase in the Residential GFA; as a result of which, the bulk and scale of the proposal remains
unchanged.

Further detail is provided below on the key changes.


    1.   Number of Short-Term Accommodation Units

    The previous proposal contained 16 short-term accommodation units, comprising of 11 units of which 5
    were “dual key. and we now propose 10. This change is largely a response to a shortfall in parking as
    well as a commercial disinterest in the twin key units previously included in the proposal. By reducing
    the total number of units, we can now adequately meet our parking requirements.

    2. Reconfiguration of back of house, ground floor parking, bin storage areas, amenities etc.

    Due to the conditions relating to waste management and trees between parking bays, as well as
    consultant input, the area previously allocated to communal pool facilities has been re-planned. This
    area now accommodates residential parking bays, fire services, electrical services and the residential
    bin store. The impact on the built form of the proposal is considered minimal, as the frontage to albert
    street retains a large street facing landscape area. Disabled access and emergency egress has also
    been improved to the Albert st frontage, with the platform lift no longer required due to sufficient
    ramping provided. End of trip facilities, PWD and toilet facilities have also been reconfigured to be
    more efficient. To provide easier access and servicing, the commercial bin store has also been moved
    to a new location and provision has been made to install modern on-site glass-crushing equipment
    that has to ability to reduce the volume of recycled glass by up to 80%. A new WMP is being
    developed by the consultants.

    3. Fire stair consolidation and refinements

    Due to further consultant input the fire stair strategy has been refined and the total number of stairs
    has been reduced. Stair 01 was required to be extended to the rooftop level due to certifier and
    consultants requirements, resulting in an amended built form in this area on the rooftop, but no
    increase to the overall height of the proposal. Lift over runs above the lift shafts were also updated to
    reflect the lift specifications. More detail on this is provided below in response to condition 3.


    4. Basement Amendments & Car Parking

    The basement has been redesigned to better consolidate the commercial and residential parking in
    designated areas, providing private parking areas for users of short-term accommodation to avoid
    these spaces being used by commercial users. Due to poor water pressure and flow-rates available
    from Unity Water’s public infrastructure, the basement has been limited to a maximum of 40 “fuel
    sources”, subject to final QFD approval. There is a total of 38 car spaces. Other amendments include
    the provision for private garaging for some of the accommodation units, consolidated lifts and fire
    stairs and cold storage/ equipment rooms for T1 and T2. A total of 12 car spaces, and 6 motorcycle
    spaces are provided on site, on the ground floor. Two of these spaces are time allocated within the
    MRV loading zone.


    5. Built form amendments to the SE and SW elevations

    In response to condition 3, relating to CD3.04B:


                                                       2

Page 3

     ‘Metal cladding with a profiled design’ to the southern elevation is not approved. An alternative design
    treatment is required to be developed
    and shown on the elevation.

    This elevation has been significantly reworked to include steps in the façade, window openings with
    decorative hoods, profiled battens to add rhythm and texture to the façade and a change of cladding
    material to lightweight fiber cement cladding in response to this condition. Further detail is provided in
    the amended drawings. Please note - there is a requirement for any cladding to be non – combustible,
    which rules out any timber based “natural materials” to the façade.


    6. Roof amendments
    There have been some changes to the roof and roof terrace design, following amendments to the unit
    plans, consultant and builder input. These changes relate to roof terrace layout, pergolas and walls
    between terraces. Screened services areas have also been incorporated into the design. Also refer to
    item 3 above relating to Stair 01.




Conditions of Approval – Response to specific conditions:
Refer to the below further explanation of the responses to specific conditions.

Condition 3
Please note that the wording of Condition 3 raises some design issues and should be subject to further
discussions regarding practicality and councils’ intent for this condition.

CD2.01C
   • Refer to revised plans for updated parking provisions. Also refer to item 4 above.

CD2.02XR2
   • A minimum of 1.0m of landscaping is provided to all frontages, except for where pedestrian or
       vehicular access is provided.

    •   > 375m2 of soft landscaping is provided

    •   “Tide Structures” have been reduced to 5 in total. Two fronting Thomas St, Two fronting Gympie
        Terrace and one to Albert St.
        No seat has been provided to the structure central to the gympie terrace frontage as this is over a
        pedestrian ramp.

    •   On site refuse collection is provided for

CD3.01B, CD3.02B, CD3.03B, CD3.04B,


    •   Pergola reduced to 2.2m above roof level and changed to a thinner profile, in Aluminium due to
        insufficient head clearance with the recycled timber structure when placed at 2.2m above floor.

    •   In response to: “The horizontal roof over stairs providing access to the roof top is not
        approved and is to be amended to be reduced in height and to follow the
        gradient of the stairs to reduce the appearance of a roofed area.” This design amendment has
        been included for Stair 08 to U203 roof terrace, however a raking roof to Stair 01 has not been
        provided, as this is a fire isolated stair and its form is being used to conceal roof services.

                                                      3

Page 4

    •   Perimeter walls to roof terraces are typically <1.2m in height.

    •   Stair 01 is a fire isolated stair and is required to service the roof, this also provides screening for a
        services zone. This roof over the stair is shown at 2500mm above roof terrace level, which is at the
        same height of RL 15.6 as the original DA plans.

    •   In relation to: “A privacy wall is permitted along the
        eastern side of the Roof Terrace 2 up to 1.7 metres in height” - A privacy wall between the roof
        terraces is shown as solid up to 1700, however as this will not provide privacy when entering and
        exiting the pool, a further screening element has been added to the top of this wall up to 2400
        above roof terrace level. Note this is also below the 15.6 RL on the original DA plans.

    •   Rooftop pool windows have been retained.

    •   Refer to item 5 above regarding the southern elevation.



Condition 9
The pergola structures have been reduced in height.


Condition 10

The maximum height of the development is RL 15.6 and 2500mm above roof terrace level, which is equal to
the height of RL 15.6 on the original DA plans.


Condition 12
All screens, materials and colours have been shown on the revised drawings.

Condition 13
Further detail of this area is provided in the revised drawings and has not resulted in an increase in GFA.
The “breezeways” are still open-air circulation corridors and remain unenclosed.

Condition 35 (d) & (e)
Condition requires amendment to suit the revised proposal car parking numbers which exceed these
requirements.

Condition 37 (d) & (e)
Condition requires amendment to suit the revised proposal car parking numbers.

Condition 38 & 39
Revised plans achieve the design intent of CD2.02 XR2 and Traffic Transport Plus Swept Path

Condition 40
Condition requires amendment to suit the revised proposal car parking numbers which have been
adjusted to suit the revised number of units. See item 4 above.




                                                       4