2015-01-12 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                        12 January 2015


a)    works do not protrude through a batter line of 1:4.5 measured from the centre line of the
      revetment wall;
b)      there is no additional load placed on the revetment wall;
c)      works do not pose a risk to the membrane adjoining the revetment wall;
All works are above the flood containment level except for a portion of the concrete plinths. The
total quantity of flood storage displaced by the plinths is 0.2m³. To offset the displacement, the
setback area has been re-profiled (slightly excavated). There is no net reduction of flood storage
as a result of the works within the 4.5m setback.
The applicant has provided certification from a Registered Professional Engineer of Queensland
(RPEQ) that certifies the flood storage function of the setback is not reduced and there is no
additional load on the revetment wall, nor do the works pose a risk to the membrane near the
revetment wall.
d)    the amenity of the locality is not adversely affected by the building works, filling or
      excavation works or improvements.
The plinths are approximately 2m above the natural ground level, of which the majority would be
screened by a dividing fence. The Planning Scheme allows vegetation up to 3m in height to be
planted within the setback, which when combined with the fence would effectively screen the
plinths. A condition could be imposed to ensure that mature pot sized vegetation is planted along
the boundaries which would provide immediate screening of the plinths.
The building is prominent at the setback line, given that the roof height is approximately 7.5m
above the finished ground level. The columns impede views from neighbouring properties to a
maximum width of 0.36m forward of the required setback. The face of the building is a V shape
being setback between 6m–11m from the revetment wall leaving the rear of the building an open
structure. This allows light and views through an area which could be enclosed ‘as of right’.
Figure 3 below shows annotated photos of the works that are forward of the required setback and
the area that could be enclosed.




Figure 3 - The extent of encroachment. Red shaded - area that could be enclosed may be enclosed.


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