Response to RFI - 25-27 Toolar St · MCU21/0083

    (b) The proposed setbacks will not unreasonably obstruct views or cause overlooking of private
           open space or habitable areas of adjoining premises. In contrast, the setbacks will help to
           protect the potential for overlooking between premises.

    (c) The proposed setbacks allow for adequate setbacks from adjoining land uses.                   The
           alternative setback solution proposed by the applicant consists of blades, parts of balconies,
           roof overhang and terrace roof. These elements do not result in an unreasonable visual
           imposition on adjoining landuses or prevent or hinder users of either site from being able to
           carry on their usual, day to day activities.

    (d) The reduced setback proposed will not impact on the ability to retain existing vegetation on
           the site. Existing vegetation largely consists of trees, shrubs and gardens which will not be
           able to be retained due to earthworks being required on the site to accommodate the
           proposal. A new native landscaping plan is proposed to provide a soft green edge to the
           development and to maintain buffering between the site and adjacent residential properties.

    (e) As indicated above, the proposed landscaping plan (refer Attachment 5) will provide a dense
           landscape to the subject site at ground level and allow space to be provided between
           buildings.

    (f) The predominant character of the area includes varied frontage setbacks and garden
           landscaping. Dwellings are characterised by a mixture of single storey high set or lowset
           houses, 2 storey houses and medium density units. Setbacks to the rear are as close as 3
           metres on adjacent and nearby premises with frontage setbacks ranging from 2 metres to 6
           metres on adjacent and nearby premises.

    (g) The site is unlikely to result in adverse impacts on ecologically significant areas. There is no
           ecologically sensitive landscape, habitat or species identified on the site.

As demonstrated above, the proposal is able to meet the performance outcome and can be supported
as an alternative solution for PO12.



Item 7 Information required

    7. Amended plans which mitigate the potential for overlooking.

Response to Item 7

The applicant has examined the potential for overlooking by inspecting the view to neighbouring
properties at the approximate height and location of future upper storey windows using a drone.

As demonstrated in Figures 1-6 below, the potential for overlooking is very low due to the following
factors:

    •      The change in ground level on the subject site is unlikely to result in high windows from
           habitable rooms directly overlooking into the private open space of neighbouring properties;



Concept Planning and Development Consultants ABN 99 789 542 467                                           7


[OCR of page images]
(b) The proposed setbacks will not unreasonably obstruct views or cause overlooking of private
open space or habitable areas of adjoining premises. In contrast, the setbacks will help to
protect the potential for overlooking between premises.

(c) The proposed setbacks allow for adequate setbacks from adjoining land uses. The
alternative setback solution proposed by the applicant consists of blades, parts of balconies,
roof overhang and terrace roof. These elements do not result in an unreasonable visual
imposition on adjoining landuses or prevent or hinder users of either site from being able to
carry on their usual, day to day activities.

(d) The reduced setback proposed will not impact on the ability to retain existing vegetation on
the site. Existing vegetation largely consists of trees, shrubs and gardens which will not be
able to be retained due to earthworks being required on the site to accommodate the
proposal. A new native landscaping plan is proposed to provide a soft green edge to the
development and to maintain buffering between the site and adjacent residential properties.

(e) As indicated above, the proposed landscaping plan (refer Attachment 5) will provide a dense
landscape to the subject site at ground level and allow space to be provided between
buildings.

(f) The predominant character of the area includes varied frontage setbacks and garden
landscaping. Dwellings are characterised by a mixture of single storey high set or lowset
houses, 2 storey houses and medium density units. Setbacks to the rear are as close as 3
metres on adjacent and nearby premises with frontage setbacks ranging from 2 metres to 6
metres on adjacent and nearby premises.

(g) The site is unlikely to result in adverse impacts on ecologically significant areas. There is no
ecologically sensitive landscape, habitat or species identified on the site.

As demonstrated above, the proposal is able to meet the performance outcome and can be supported
as an alternative solution for PO12.

Item 7 Information required
7. Amended plans which mitigate the potential for overlooking.

Response to Item 7

The applicant has examined the potential for overlooking by inspecting the view to neighbouring
properties at the approximate height and location of future upper storey windows using a drone.

As demonstrated in Figures 1-6 below, the potential for overlooking is very low due to the following
factors:

e The change in ground level on the subject site is unlikely to result in high windows from
habitable rooms directly overlooking into the private open space of neighbouring properties;

 

Concept Planning and Development Consultants ABN 99 789 542 467 7