Town Planning Assessment Report

with building elements and forms                                              incorporate horizontal and
that:                                                                         vertical articulation.

a) are consistent with the bulk                                               AO16.2
   and scale of buildings on                                                  The proposed development
   adjoining and nearby land;        AO16.2                                   utilises buildings which do not
b) break down the facade into        Elevations are no longer the 15          involve wall lengths in excess of
   finer scaled components;          metres without articulation of at        15m
c) provide strong visual             least 750 millimetres and present
   relationships to the              subtle changes in textures and
   landscape, natural features       materials to break
   and recreation areas in the       up building facades.                     AO16.3 – Complies
   vicinity;                                                                  The proposed extension is
d) create a pedestrian scale with    AO16.3                                   positioned centrally behind an
   visual interest;                  Frontages to public streets or other     existing building that fronts
e) present subtle changes in         public or semi-public spaces area        Memorial Avenue and will
   colours, textures and             articulated with vertical elements       maintain the building
   materials to break up             to emphasise a finer-grain and           appearance to the frontage.
   the building facades;             human scale to
f) integrate signage with            the building frontage.
   the building design; and
                                     AO16.4                                   AO16.4 – Complies
g) integrate landscaping into
   the building design and car       Buildings incorporate:                   The proposal utilises existing
   parking areas;                    a) variations in plan shape, such        building and does not involve
                                         as steps, recesses, projections      any further building work.
h) are well articulated with
                                         or splays:
   strong horizontal and vertical
   design elements providing an      b) variations in the vertical profile,
   interesting streetscape; and          with steps or slopes
                                         at different level;
i) complement landform
   changes and landscape             c) variations in the treatment and
   features, stepping                    patterning of windows, sun
   down sloping sites to                 protection and shading devices,
   minimise cut or fill.                 or other elements of a façade
                                         treatment at a finer scale than
                                         the overall building structure;
                                     d) balconies, verandas or terraces;
                                         and
                                     e) planting, particularly on
                                         podiums, terraces, and low-
                                         level roof decks or incorporate
                                         other landscape elements such
                                         as green walls.
PO17                                                                          PO17 – Complies
Buildings and other structures       No acceptable outcome provided           The proposed development will
present a high quality streetscape                                            provide for a high-quality
with design elements                                                          streetscape by maintaining a
and building forms that:                                                      character building fronting the
a) define the street and public                                               street and creating further
    spaces;                                                                   activity and vibrancy to
b) provide a consistent awning                                                Memorial Avenue. It will also
    alignment fronting the street                                             retain and provide additional
    and public spaces;                                                        areas for outdoor dining and
c) contribute to the streetscape                                              meeting opportunities at street
    activity and vibrancy of the                                              level.
    centre;


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