Information Request Response

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1. Information Required
Provide a site plan that accurately shows existing property boundaries with respect to the development.


Response
Please refer to the attached Revised Proposal Plans which have clearly defined and notated all existing and proposed
finished ground levels with respect to building height. RL’s of the proposed highest points are also reflected clearly.


2. Information Required
Provide amended plans of a building that complies with the elements outlined above with regard to the façade to Holts
Rd and Taylor Crt. Provide amended plans that has the façade vary in line and plane, have variance in horizontal and
vertical elements, consider textural elements and avoid a box profile to the street. Please note that setback to the Holt’s
Rd boundary may be necessary as per the neighbouring approved development on Lots 2 & 3.


Response
Please refer to the attached ‘Revised Proposal Plans’, which have stepped the building back .6m in addition to the
already 10m setback from the Holts Rd shared boundary. In doing so have achieved a continuous roof overhang, which
combined with external wall treatments, window screening and panel rebates have enhanced the visual appearance of
the rear of the building facing Holts Rd.


3. Information Required
Provide amended plans that complies with Acceptable outcome AO14 (b) of the Low impact industry zone code and
includes provision for landscaping.


Response
It is important for Council to note the Taylor Court property boundary is tapered whereas the building has adopted a
conventional construction pattern and not relied upon tapered walls which reduce useable internal building spaces. As a
result, a small portion of the raised part of Tenancy 1 (over car parks 4, 5 and part of 6) has a reduced setback of 3.868m
measured to the wall and 3.336m to the roof overhang. We consider the reduced setback for this small part of the
building, in the context of the entire length of the building facing Taylor Court complies with PO14 as follows;
     a)    The amenity of on-site users is not impacted on by the reduce setback for the upper level. The reduced setback
           occurs at a part of the site which faces Taylor Court and is at an upper level which is open at the ground level
           further negating any assumed visual impacts of the reduction

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     b)    Views and access to sunlight are not considered to be hindered by the proposal for on-site users
     c)    Adequate distance from adjoining land uses is observed
     d)    On-site parking for the use is provided as required
     e)    There is no existing landscape which would assist in buffering. Rather, please refer to the “Revised Landscape
           Plans’ which propose the planting of 3 x mature Weeping Lillypilly in front of this part of the building, in addition
           to a landscaped green wall and select low-medium ground covers.
     f)    As above, the development proposes a well defined and intentional landscape plan in accordance with Councils
           policies and preferred planting species for the Cooroy area
     g)    The building adopts a rectilinear form which is reflective of existing built developments in the street. Nearby and
           neighbouring development are un-built, and land is expected to remain vacant for some an extended time
           period.
     h)    The reduced setback is only for a small portion of the development as it only occurs at a pinch point of the
           tapered site boundary
     i)    The development site will be cut which results in the building sitting into and behind part of the natural ground
           land form. Further, extensive landscape and design intent has been applied to the elevation and part of the
           building facing Taylor Court, thus reducing visual dominance to Taylor Court.
     j)    Development is not within the 10m Holts Road setback.


4.   Information Required
Provide an assessment of the proposal against PO8 of the Sustainable Building Design Code.


Response
     a)    Where possible the design has placed operable windows and doors on all elevations bar the east (built to
           boundary) which assist in capturing prevailing winds and allows for sufficient cross-ventilation into the internal
           work spaces of the building
     b)    Roof overhangs are proposed over all walls of the building (except the build to boundary wall), in addition to the
           use of window hoods and screening devices to reduce direct heat gain
     c)    Where practical the building design encourages permeable and open work spaces which can maximise prevailing
           winds for natural cooling
     d)    Existing vegetation along the Holts Road boundary line is retained
     e)    As stated above, passive design is the intention of the building to avoid reliance on mechanical ventilation during
           working hours

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     f)    The development will be mostly constructed of concrete tilt panels which exhibit a high level of thermal mass
           qualities and are enduring in the SEQ climate. Concrete has a relatively low whole of life cycle impact and does
           not poses toxic characteristics to internal and external spaces
     g)    Extensive windows and openings are utilized to embrace opportunities for natural light into the internal spaces
           of the building
     h)    No habitable rooms proposed
     i)    2.7m and 3.0m internal heights achieved
     j)    Internal spaces are open planned and internal obstructions are avoided to allow for adaptive use of space, which
           promotes efficiency


5. Information Required
Amend the species selected within the Landscape Plan – Plant Schedule to not include exotic or not endemic to the region species ensuring
they suit the hinterland location. Review the PSP2 – Landscaping preferred plant list for species.


Response
Please refer to the attached ‘Revised Landscape Plans’ which include an updated plant schedule to suit the locality


6-7. Information Required
Provide an updated Landscape Plan to include an additional three species types to the Bio-retention basin. For example, the addition of
Dianella brevipendunculata and Melaleuca thymifolia, Carex appressa, Juncus usitatis.
Provide an updated Landscape Plan to ensure the bio-retention basin plant density is a minimum 8 plants/m2.

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Response
Please refer to the attached ‘Revised Landscape Plans’ which have revised the plant species in the Bio-retention basin
and increased plant density


8. Information Required
Provide an updated Landscape Plan to include extensive landscaping to provide a dense buffer designed so that 80% of
the development will be screened at maturity (with adequate height vegetation) along the full frontage (10m wide buffer)
of the site facing Holts Road.


Response
Please refer to the attached ‘Revised Landscape Plans’ which have provided an extensive planting schedule and design
within the Holts Road buffer area, which in addition to the buffer width, site cut and resulting building heights and
existing mature vegetation will adequately buffer the development as requested


9-10. Information Required
Amend the plans to include dense landscaping buffer setbacks along all boundaries that are visible to the public i.e. Holts
Road, Taylor Court and new access road.


Response
Please refer to the attached ‘Revised Landscape Plans’ which have increased landscape buffering within the setbacks
between the building and boundaries, ensuring a mix of height and density is achieved to screen the building as
requested.


End of Applicants Response (please refer to the Engineers Written Response for IR Items 11-21).