ECM_22343518_v1_Town Planning Assessment Report (1) · 132000.200173.1

                 We note that parts of the existing house are sited against the northern boundary, with the current height
                 being 3.892m at its highest point. The proposed 9m long solid built-to-boundary wall is proposed along
                 the northern boundary in a similar location. The northern built-to-boundary wall has a maximum height of
                 3.577mm, and a mean height of 3.57m. The mean height is marginally over the preferred 3.5m mean
                 height by 0.07 of a metre.

                 The proposal results in a high level of amenity to the adjoining premises in terms of acoustic and visual
                 privacy, and access to sunlight. This wall is generally compliant in accordance with QLD MP1.2 A2(d),
                 departing from the fact that only part of this component of the building is a class 10a structure. Although
                 it is acknowledged that the Main Level of this wall includes a BBQ area, privacy is considered through the
                 inclusion of a solid wall with no openings, and a herb garden to provide further setbacks to habitable
                 spaces. Private open space of the northern adjoining owner is situated to the north and east of the
                 house.

                 The proposal is considered compliant with PO9 for the following reasons:

                 ● The development achieve the minimum setback requirements to the remainder of the building to the
                   northern boundary;
                 ● The extent of the mean height encroachment is minimal, and is not considered to adversely affect the
                   subject site or adjoining site in terms of ventilation and access to sunlight, daylight and breezes;
                 ● The site and its surrounds are oriented to capture prevailing eastern ocean views. The western side of
                   Arakoon Crescent sits higher than the eastern side, such that the mean height encroachment will not
                   adversely affect view lines. In addition, no new works occur above the 8 metre height limit;
                 ● Landscaping is provided along all boundaries where practical to provide screening and to soften the
                   built form. Some vegetation will be maintained as outlined in the Arboricultural Impact Assessment. A
                   green roof above the BBQ area is proposed. More than 20% soft landscaping is proposed;
                 ● An aerial review of the site and its surrounds has been undertaken, which confirms the proposal is
                   consistent with the predominant character of the streetscape as described above; and
                 ● The site is not mapped as containing any ecologically important areas such as waterways and
                   wetlands. The site adjoins environmental open space, however appropriate setbacks are provided to
                   the eastern boundary.

                 AO22.1 of the Low Density Housing Code

                 AO22.1 of the Low Density Housing Code provides specific requirements around development in mapped
                 landslide hazard areas. As demonstrated in section 4.3 below, the site is mapped as containing landslide
                 hazard areas. A Geotechnical Investigation is attached which confirms low risk of instability subject to
                 recommendations.




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Document Set ID: 22343518
Version: 1, Version Date: 16/03/2023