PR22001.IFurtherAdviceResponse.9Feb2023

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INFORMATION REQUEST RESPONSE




RESPONSE
Please refer to the amended Architectural Plans prepared by Sparks Architects provided as Attachment
1 to this response.

The Applicant has undertaken a revision of the proposed design with a specific aim to further reduce the
Gross Floor Area of the building. This has been achieved through a combination of measures including:

        1. Reduction in the Unit 01 floor plate through combining the study with bedroom 1. This has
           enabled a corresponding recess of the floor plate over the basement ramp to create
           additional head height for vehicles and deliver a flood immunity solution that does not rely
           on a flood gate (please refer to associated commentary below);
        2. Removal of the enclosed formal entry lobby area entirely and replacement with an open
           public building entry with weather protection and direct access to each level; and
        3. Breaking up of the Unit 02 upper floor plate into two separate zones. This has been achieved
           through combining the outdoor garden and drying courts on the first floor to create an open
           breezeway separating the primary living zone at the rear with the bedroom/entry and
           bathroom areas at the front. The upper level outdoor garden area will be unroofed except
           for the central threshold joining each wing, and can be used as an open outdoor garden area
           to which the master bedroom and living areas can take advantage of.
            This approach allows for improved cross flow ventilation between the primary living area and
            bedroom zones and greater access to natural light. When viewed from the side elevation,
            the outdoor garden provides a discernible break in the building’s upper level, reducing
            building bulk whilst creating interest and articulation.


The above key changes result in the material reduction in the Gross Floor Area of the building through
physical reduction in size of the floor plate in combination with the conversion of indoor areas to open
outdoor spaces.

With the above changes, the total ground floor area GFA has been reduced to 106.40m2 with the first
floor reduced to 117.01m2, delivering a compliant plot ratio of 0.4:1 and Site Cover of 40%.

These areas have been calculated in accordance with the definition of Gross Floor Area as follows:




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Please refer to Drawing DD 1.7 - GFA/Plot Ratio/Site Cover Areas provided as part of the Architectural
Plan Package.




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RESPONSE
We refer to Drawing SD 2.2 – East Elevation provided as part of the Architectural Plan Package. In
particular, the rear elevation focused on the outdoor area of Unit 01 at ground level.
The raised deck at ground level has been reduced in height so as to remove the potential for overlooking
to neighbouring properties. The finished deck level is 370mm above finished ground level (and 670mm
above natural ground). Spot heights have been included on Drawing DD 1.3 – Ground Floor Plan
confirming ground level, deck and pool heights as required.
The relationship between deck, pool and finished ground level is best seen on the below drawing extract.




At its greatest height the pool will be 1200mm above finished ground level – this differentiation is
necessary for pool safety and in particular, avoid the need for pool fencing to be providded above (and
around) the pool. Worth noting, if the pool were reduced to say 900mm above ground level, a pool fence
would be required at 1200mm above pool height which would increase bulk when veiwed from Chaplain
Park.
We consider the proposed outcome to be vastly superior from a visual perspective as the pool remains
entirely concealed behind its outer wall with no fencing required above wall height.
This is best seen from the perspective images provided within the Architectural Plan Package – extract
below.




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RESPONSE
The Architect has incorporated a detailed landscape areas arrangement within the Architectural Plans
Package forming Attachment 1 to this submission.

In particular, please refer to Drawing DD 1.6 – Landscaping Areas which confirms total landscape area
as being 60% of the site, with corresponding deep planting area achieving 38% of the total landscape
areas. It’s noted that soft landscaping far exceeds the required 40% of the total site area.

Planting areas have been focussed around each of the site boundaries with deep planting primarily
located at the Gympie Terrace and the Chaplain Park interfaces. With each of these representing the
site’s primary address the proposed planning arrangement enables larger feature trees and associated
lower storey plantings at both frontages softening the building’s appearance whilst creating private and
discrete outdoor spaces for residents. The approach is considered to exceed the intent of the code and
deliver the high quality landscape outcome required for the site’s principal location.

With regard to compliance with Planning Scheme Policy 2 – Landscaping, a notation on the Drawing DD
1.6 – Landscaping Areas has been incorporated confirming compliance with PSP2 which limits a
maximum of 25% exotic species to pool areas.

It is noted the landscape drawings package remain concept only to provide Council with an indication of
the intended landscape outcome on the site and is subject to further Operational Works assessment, at
which point higher level detail will be provided. In this respect no changes to the Landscape Concept
package are considered to be necessary.




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RESPONSE
Please refer to the Architectural Plan Package provided as Attachment 1 to this request. The architect
has examined the overlooking potential particularly from the private open space areas at the rear of the
site and made a number of key changes to address Council’s concerns:
Amendments include:
    •   Extension of external sun sails to the upper level rear deck and cantilevered pool to provide for
        privacy of residents of adjoining properties (and residents of the proposed development). The
        sails in combination with the upper level podium planters flanking either end of the pool soften
        this façade and provide additional privacy to adjoining properties;
    •   Reduction in height of upper ground level deck to only 320mm from the finished ground level. In
        combination with 1800mm high privacy fencing along each boundary and the deep landscaping
        incorporating screening and mature species there is no opportunity for surveillance over the
        adjoining properties private open space areas. Rather, orientation of all living areas and outdoor
        spaces of the developed have been directed to the northern aspect to overlook Chaplain Park
        and the Noosa River;
Please refer to Drawing DD 1.8 – Overlooking Diagram included within the Architectural Plan Package
prepared by Sparks Architects.




RESPONSE
As part of the preparation of the revised Architectural Plans and in response to Council’s Further Issues
correspondence, the Applicant has undertaken to review the basement and ramp design with the specific
aim of providing a non-mechanical solution to achieving flood immunity.
The revision to the Unit 01 ground level floor plate has allowed the basement ramping to be reviewed,
ultimately resulting in the removal of the proposed flood barrier. The basement is now able to achieve
immunity with the driveway ramping up to RL 2.4, before ramping back down to basement with max ramp
grade of 1:4 (without any ground contact and whilst maintaining sufficient head height). The strip drain



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has been retained mid way down the ramp to minimise the catchment that flows to the basement pump
(addressed as part of prior correspondence).
In support of the above changes DME Projects have revised the Engineering Package which forms
Attachment 2 to this response, with these amendments incorporated within the Architectural Plan
Package.
In accordance with discussions with Council’s engineer it is understood removing the mechanical solution
(flood barrier) to the basement’s immunity shall provide sufficient confidence to Council that the
basement is protected during a significant weather event.




I trust this information is sufficient for your purposes, however should you require any further details or
clarification, please do not hesitate to contact Ben Walsh by telephone on 0430 011 617.
Yours faithfully




Ben Walsh
Director | Principal Planner




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Mallee

Town Planning | Development

Attachment 1

Revised Architectural Plans Package
Prepared by Sparks Architects

 

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Mallee

Town Planning | Development

Attachment 2

Revised Engineering Drawings
Prepared by DME Projects

 

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