ASTP-Resp_To_IR.pdf

            ITEM – ROOFTOP TERRACE
            The proposed development includes a rooftop terrace component as part of outdoor living
            areas on the uppermost storey. No assessment has been undertaken with regards to this
            non-compliance with Acceptable Outcome AO16.3 which states that;
            Development does not include rooftop terraces.

            With reference to the current design specifically, the rooftop terrace proposed is 14.0 metres
            x 4.5 metres in footprint size and has a pergola over the majority of this footprint. Council
            considers this rooftop terrace to be far in excess of the intent of a roof terrace and presents
            more similarly to a full width outdoor balcony.

            Information Required
                 5. Provide amended plans which reduce the overall size of the roof terrace including
                    relocating the terrace back from the edge of building lines on both the north and
                    southern faces to reduce any potential opportunities to impact on the amenity and
                    privacy enjoyed by users of adjoining or nearby premises. A sightlines assessment
                    to identify any overlooking into adjoining private open space areas will be required.
                    In addition, remove all parts of the pergola structure; and
                 6. Provide a planning justification against the relevant Performance Outcome; or
                 7. Provide amended plans which remove the rooftop terrace from the proposed
                    design.

RESPONSE
The proposed “roof terrace” has been revised to pull the sides in from the edge of the building on the north
and south faces. Full height screening has been introduced to both sides to provide additional privacy and to
limit any potential overlooking opportunities. The proposed roof terrace is not a “roof top terrace” as typical
described or designed. The proposed roof terrace is an external open space area that is not located on the roof
of the building and is simply an extension of external open space from the upper-level living areas and
bedrooms. This area is no different to that of a patio, deck or verandah and does not constitute what is typically
considered a “roof top terrace”. Accordingly, given the positioning of this area directly off and adjacent to
internal living spaces, it is proposed to maintain the proposed pergola structure. Importantly, the pergola
structure remains under the preferred 8m maximum building height from natural ground level and does not
contribute to inappropriate bulk or scale.

PO16 of the Low Density Residential Zone Code relates to “roof design”. The proposed dwelling house design
satisfies PO16 based on the following:
     •    The proposed development will enhance the streetscape by incorporating design elements that reflect
          the local architectural style and character. This includes the use of materials, colours, and landscaping
          that are consistent with surrounding properties.
     •    The design includes roof overhangs to provide shade and protection from the elements. These
          features not only improve the aesthetic appeal of the dwelling but also contribute to the energy
          efficiency of the building.
     •    The front facade features varied elevations and architectural details to avoid a boxy appearance.
     •    The building's massing and scale have been carefully considered to ensure it does not appear
          excessively bulky. This is achieved by stepped-back upper levels, varied rooflines, and strategic
          placement of windows and other architectural features.


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