L02 TO NC -response to FIN · 51983.3225.16

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    (a) There is a reduction in setback on the northern elevation of the proposed building however the reduction is a
        result of the proposed relocation of the enclosed stairwell. This new stairwell is proposed to be screened by
        close and fixed slatted construction. A setback of more than 2 m. has been achieved to the existing building to
        the north.

    (b) The existing building is 0.39 m. from the lot boundary and the proposal is to align the new boundary on the
        boundary. The proposed building on the boundary at ground level is a 1m. long wall with no window openings
        proposed. In any regard the proposed building will be greater than 2 m. from the existing building immediately
        to the east and over 4 m. to the existing building to the south-east.

    (c) The existing building on the lot is setback 0.77m from the lot boundary and 6.46 m. from the existing building to
        the south. The proposal shows a 0.17m. boundary setback which provides a setback of 5.885 m. to the existing
        building to the south. The existing setbacks have been maintained in those levels proposed above ground
        level.

    (d) The existing minimum setback to the western boundary of the lot and the scheme land for The Hastings CTS is
        proposed to be reduced from the existing 2.62 m. to 0.2 m. on all levels of the proposed building with the
        exception of the proposed rooftop terrace. There are no widows in the wall below the roof top terrace within the
        exception of two small louvres which will be glazed with obscure glass. The roof top terrace walls has been
        setback so as to provide a roof garden behind a parapet wall to at least balustrade height.


Item 2:            Landscaping

Applicant’s Response: The set of proposal plan have been amended to show proposed areas of landscaping within
the subject standard format lot. Obviously land outside of the cadastral boundaries of this lot is either common property in
The Hastings CTS, or one of four other standard format lots owned by others in The Hastings CTS or the adjoining
community titles scheme to the north. Only that area within the subject lot can be proposed to be landscaped at this
stage.

All accessible land at ground level within the subject lot that is not required for building or access is proposed to be
landscaped. This landscaping includes the following four separate areas:

         Garden (9.5m2) – between the car port and store which includes and outdoor shower
         Landscaping (9m2) - along the northern boundary of the lot
         Landscaping (2.5m2) – in the north-eastern corner of the lot
         Landscaping (6m2) - along the southern boundary of the lot

The applicant has not nominated proposed planting details (i.e. species, locations or pot sizes, mulch) at this stage for a
number of reasons. It is understood that the body corporate is considering a new landscaping regime over common
property within all fo the scheme land. Given the limited areas for such landscaping in common property it is considered
beneficial that any landscaping within individual lots respect that landscaping within common property and contribute
positively to its design intent. In any regard, Council can include a condition requiring a detailed plan to be supplied and
approved by Council before approval of building works within the subject lot.


Item 3:            Design

Applicant’s Response: The proposal plans provided with this response includes the eastern elevation as shown below
over the page. This elevation highlights the articulation in the proposed external construction materials in terms of their
detailing/orientation, and colour, and also in the proposed external form of the building.

The designer has embraced a number of recognised urban design approaches commonly relied upon with respect to
articulation for designing infill development. For example, the existing development on either side is externally clad in
plywood with the grooves running vertically. This vertical orientation is proposed to be repeated in the external linear
cladding on the upper and lower levels whereas the middle levels are proposed to incorporate horizontally orientated
cladding that visually connects the existing buildings on either side. The effectiveness of this urban design approach is
increased by incorporating variations in external colour of those levels where vertical cladding is proposed and a more
constant colour in that level where the horizontal cladding seeks to assist in visually connecting the two adjoining existing
buildings. The coordination of variations in colour ands materials is another recognised urban design approach for infill
development