M2677 - Information request response

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Information Required
11.    Demonstrate how buildings 3 and 4 will not result in excessive bulk to adjoining properties.

Response – Item 11

It is understood that Council is concerned with the height of the proposed buildings’ floor levels compared to existing
ground levels of neighbouring properties. In this regard, the adjoining residential area is characterised by sloping
topography which has been managed through earthworks and retaining to create house sites that are occupied by
predominantly 2 storey dwellings. Similarly, the site’s topography necessitates some fill to accommodate the proposed
medium density-built form and associated driveways and services.

In order to demonstrate that the proposed buildings do not result in excessive bulk to adjoining premises, Blackburne
Jackson architects have prepared two sections, which illustrate both the proposed changes in ground levels and the
building separation between the subject site (Building 4) and 39 Regatta Cct to the east and 37 Regatta Cct to south. A
section analysis in relation to Building 3 is not considered necessary due to the considerable separation distance to the
neighbouring property to the east. To view these sections refer to Attachment E, and the extracts provided in Figures 9
and 10 below.




                  Figure 9 – Section N2 – Building 4 v 39 Regatta Cct

Figure 9 shows the section through the south east corner of the site through Building 4 to 39 Regatta Cct, which is
situated to the east. The primary private open space area for 39 Regatta Cct appears to be located in the north-east
corner of the lot, away from the site (Refer to Figure 5 above). The proposed setback between Building 4 and the
neighbouring dwelling is approximately 9.43m. Any potential visual impact resulting from the level difference between
the properties is ameliorated by the proposed terraced retaining wall, which is setback 1.2m from the neighbouring
boundary, as shown in the Figure 9.

In light of the proposed building separation and stepped retaining wall, it is considered that Building 4 does not present as
excessive bulk when viewed from 39 Regatta Cct. The proposed landscape buffer between the buildings will provide
additional softening of the built form to ensure appropriate levels of amenity are enhanced.




JFP Ref: M2677P                                                                                                 Page 11