planning report Werin St

The building is setback 5.45m with the eave and a small portion of the building 2.7m wide protruding
into the setback by 0.55m. It is considered this is a minor encroachment and fully complies with
PO12 on the following grounds:
• 5.45m is a considerable setback and given it is to a small portion of the building will not be
    imposing on the neighbour;
• Is on the western side of the eastern neighbour and will not create overshadowing;
• Does not create any overlooking of private open space of neighbouring properties as the ground
    floor will be screen by a standard 1.8m or 2m high fence and there are no opening on the upper
    level;
• Is consistent with setbacks in the surrounding area given that the following properties all have
    reduced setbacks to the rear boundary
• 23 Toolar St – adjoining property
• 29, 33 and 35 Toolar St
• 44 and 48 Poinciana Ave
• Allows significant area for landscaping between the proposal and the rear boundary to screen
    the development.

Garage
The garage is proposed with a 0m setback to the southern boundary. The siting is considered to fully
comply with PO12 on the following grounds:
• The wall is between 3m and 3.2m above the NGL resulting in a maximum height of 1.2m above
   a standard fence and therefore will not be imposing on the neighbour;
• will not create any additional overshadowing because the upper level (compliant setback) will
   cast a shadow slightly further than the garage without negatively impacting on the neighbouring
   property, noting that existing vegetation already shades the neighbouring property;
• Does not overlook the private open space of neighbouring properties;
• This is a standalone dwelling similar to a dwelling house albeit part of a Dual Occupancy. A
   dwelling house is permitted to construct this structure in the proposed location under the Planning
   Scheme in accordance with the QDC.

The development meets the Performance Outcome pertaining to setbacks.


4.3 Sustainable Building Design Code
Importantly the proposal is reusing the existing Dwelling house which significantly minimises the use
of non-renewable building materials.

The proposed Dual occupancy design is finished with an attractive built form which integrates with
surrounding development and given the reuse of the existing Dwelling house maintains the street
character of Werin Street. The design incorporates a mix of materials to add visual interest and takes
the form of 2 separate buildings. The existing dwellings layout has been amended so that the living
and dining areas face north with a new front deck able to take advantage of the northern aspect.

The new dwelling, proposes a stepped building design facing north so that 3 areas, living, alfresco
and dining area can access the northern aspect. All rooms, including the upper level bedrooms and
stairwell have 2 openings allowing for excellent flow though and cross ventilation. Anitcon insulation
is proposed beneath roof sheeting and sarking behind external wall material provide insulation
helping to heat and cool the dwelling without mechanical means.

An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code
is provided below.

                                                                                          Page 9 of 12