planning report jenner

4.2 Building Design
The proposed dual occupancy is an attractive built form which addresses the street and integrates
with surrounding development in Edwards Street and the surrounding area.
The construction is light weight commensurate with that required by the code with finishes including
timber battening, timber privacy screens, concrete render, light weight cladding and strategically
placed glazing and openings to capture light and sea breezes while maintaining privacy. The
basement entries are staggered by 3m metres which includes soft landscaping between the doors,
providing interest to the front elevation. Additional interest is provided by a mix of materials,
substantial articulation, a stepped built form to the front elevation and horizontal and vertical finishes.
The design is to be finished with high quality landscaping and useable communal and open space
areas. The development responds to the sloping land constraints and is consistent with the relevant
design outcomes of the Coastal Communities Local Plan Code.


4.3 Works and Overlay Codes
The application seeks an operational works approval in accordance with the proposal plans. A full
complement of engineering plans have been provided to support the request. A slope stability report
is provided as the front section of the site is affected by the Landslide Hazard Overlay with moderate
hazard.

A landscaping plan is also provided as part of the documentation including streetscape planting and
screening vegetation along the side and rear boundaries. Noting that the proposal provides
significant more landscaping and soft landscaping than required by the code.

The driveway is unusual circumstance for an urban area as there is no kerb and channel which is
similar to that of a rural area. The development proposes a reasonable driveway design a maximum
of 6m wide at the property boundary and rather than splaying inwards as suggested by the standard
drawings for a urban crossover, splayed outwards by 0.5m each side consistent with that required
for a rural driveway noting this is safe and consistent with other driveways in the street.

Although the site is classified as having a moderate risk of landslip, recommendations are included
pertaining to cuts, construction, stormwater and landscaping so as to ensure good design and
building practice does not result in landslide hazard. As the site falls towards the road, infiltration
tanks/water harvesting tanks are provided to ensure a non-worsening and to regulate the stormwater
velocity discharging to the street.

The development does not propose to provide any frontage works because there is currently no kerb
and channel anywhere in Edwards Street Strip east and no footpaths in the verge. It is considered
unreasonable and unrealistic to provide kerb and channel particularly on the high side of the street
when the road slopes directly to the west and there is no stormwater infrastructure.

Similarly, the road verge is extremely narrow and not suitable for a footpath, noting that no footpath
exists anywhere in this street in any case.




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