Response to Outstanding Issues - 25-27 Toolar St · MCU21/0083

Front setbacks, Fill and Development Pattern

 2.    We are also not supportive of the intrusion into the front setback noting there it is an intrusion
       at a significant height which is exacerbated by the fill to the front of the site. Furthermore, the fill
       to the front of the site is inconsistent with the development pattern within the street

2. The setback to the front wall of the buildings is proposed at 6.5m.

      The setback to the roof overhang on the upper level is 3.545m.

      The setback to the balconies on the upper level is 4.79m.

      The setback to the existing buildings are 4.6m and 4.8m.

      The overall visual impact of the buildings is unlikely to be significantly different from the existing
      dwellings.

      The dominant portion of the building is setback 6.5m from the road boundary. The inclusion of
      balconies and overhangs creates areas of negative space that increase the articulation of the
      façade and softens the form of the building with areas of light and shade. The elements of the
      building which extend into the setback are lightweight, and open. The wider overhang also assists
      in protecting the interior of the building from excessive summer sunlight which improves the internal
      comfort of the dwellings in the sub-tropical climate. Figure 4 below illustrates the minor building
      elements that sit forward of the 6m setback.




Figure 4    Building components within 6m setback highlighted in yellow

Compliance can be achieved by reducing the depth of the upper-level balconies and the roof overhang.
While this would comply, it results in three things:




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