2 Emerald Planning Report

                                                           AO17.2                                                       Not Applicable –
                                                           Places of worship, function facilities, hotels, bars,        Site is not adjacent a residential zone and there are no
                                                           nightclub entertainment facilities or any other uses that    proposed uses that involve music or large numbers of
                                                           involve music or large numbers of patrons are not            patrons.
                                                           within 10 metres of a residential zone.
Building Design and Streetscape
PO18                                                       No acceptable outcome provided                               Complies –
Buildings are designed using design elements and                                                                        The proposed building supports the local streetscape
materials that reflect the local streetscape character                                                                  character of the area through a complimentary façade to
of the area.                                                                                                            Emerald Street with verandah, parapet, signage and street
                                                                                                                        awning.
PO19                                                       No acceptable outcome provided                               Complies –
Development creates attractive and functional                                                                           The proposed building creates an attractive and functional
buildings, streets and places.                                                                                          contribution to the locality.
PO20                                                       No acceptable outcome provided                               Complies –
Streetscape treatments are provided to enhance the                                                                      The street awning with front landscaping and recessed
character and amenity of the street.                                                                                    shopfront with verandah over provides appropriate
                                                                                                                        streetscape treatments.
PO21                                                       AO21.1                                                       Complies –
Buildings and other structures present a high level of     Buildings incorporate horizontal and vertical                Buildings incorporate horizontal articulation through the
architectural merit with building elements and forms       articulation.                                                awning and verandah and vertical articulation through the
that:                                                                                                                   columns.
     (a) are consistent with the bulk and scale of         AO21.2                                                       Complies –
         buildings on adjoining and nearby land;           Elevations are no longer than 15 metres without              The proposed building is approximately 18m wide but is
     (b) break down the facade into finer scaled           articulation of at least 0.75 metres and present subtle      well articulated with a 3m deep front balcony and 4m deep
         components;                                       changes in textures and materials to break                   recessed ground level shopfront. The main part of the
     (c) provide strong visual relationships to the        up building facades.                                         building is only approximately 14m wide.
         landscape, natural features and recreation        AO21.3                                                       Complies –
         areas in the vicinity;                            Frontages to public streets or other public or semi-         The front columns provide the required vertical articulation
     (d) create a pedestrian scale with visual interest;   public spaces are articulated with vertical elements to      elements to the Emerald Street frontage.
     (e) present subtle changes in colours, textures       emphasise a finer-grain and human scale to
         and materials to break up                         the building frontage.
         the building facades;                             AO21.4                                                       Complies –
     (f) integrate signage with the building design;       Buildings incorporate:                                       The proposed building incorporates these elements.
     (g) integrate landscaping into the building design         (a) variations in plan shape, such as steps,
         and car parking areas; and                                  recesses, projections or splays:
     (h) is well articulated with strong horizontal and         (b) variations in the vertical profile, with steps or
         vertical design elements providing an                       slopes at different level;
         interesting streetscape; and                           (c) variations in the treatment and patterning of
     (i) complement landform changes and                             windows, sun protection and shading devices,
         landscape features, stepping down sloping                   or other elements of a façade treatment at a
         sites to minimise cut or fill.                              finer scale than the overall building structure;
                                                                (d) balconies, verandas or terraces; and