ASTP-Resp_To_IR.pdf

     •    Privacy measures have been incorporated into the design to prevent overlooking. This includes the
          use of privacy screens, generous sill heights and landscaping to ensure that direct views into the
          private open spaces or habitable rooms of neighboring properties are minimised.



            ITEM – SITE COVER
            The proposed development includes 3 individual levels, however based on the bottom storey
            not meeting the definition of a basement, this ground level contributes to additional site
            cover calculations. This results in site cover calculations of 194m2 or 36% for the ground
            level, 273m2 or 51% for Level 1 and 154m2 or 28% for Level 2. Therefore, the proposed
            design cannot comply with site cover provisions AO8.1 of the low density residential zone
            code. Likewise, due to Level 1 site cover contributions, the proposed design cannot comply
            with a Birds Eye combined site cover of no more than 40%.

            Information Required
                 8. Provide amended plans which achieve a built form site cover of 30/50/30 or 40%
                    (birds eye) overall; or
                 9. Provide additional detail which justifies the current site cover built-form provisions.

RESPONSE
Refer to the enclosed amended plans prepared by DCM (Attachment 1) which provide additional information in
relation to the proposed site coverage. The site coverage of each level can be summarised as follows:

          Ground Floor                33%
          Level 1                     50%
          Level 2                     19% (excluding roof terrace and garden)

Despite the not meeting AO8.1, the proposal is compliant with PO8 on the following basis:
     •    The Ground Floor is not visible from the street and therefore, the proposal presents as 2-storeys from
          the street, consistent with that of surrounding development;
     •    Only a minor section of the dwelling presents as 3-storeys on the north and south elevations and this
          does not result in any adverse impacts in terms of bulk and scale; and,
     •    The proposal includes 270m2 (49% of the site area) as landscaping, including a raised planter on the
          front elevation and a raised garden area towards the rear of Level 2. This landscape provision greatly
          exceeds the preferred minimum of 20%.

It should also be noted that the proposed gross floor area (GFA) of the dwelling is less than 500m2, as preferred
by AO8.2. The total floor areas shown on the DCM plans include the garage, stairs, lift, ground floor alfresco,
level 1 balcony, front porch, roof terrace and garden. Each of these areas are excluding from GFA, resulting in a
GFA of ~380m2.



            ITEM – SETBACKS (SIDE BOUNDARY)
            The proposed development includes a built to boundary component to a storage room on
            the ground floor plan. As this room on the ground level does not constitute a class 10a
            building (or part of) it is not subject to provisions within A2 of the Queensland Development



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