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

The eastern end of Toolar Street features a noticeable amount of hardstand, concrete areas. Much of
this is attributed to the parking areas of the existing multiple dwellings and some are resulting from new
dwellings with extensive concreted driveway areas.

The development pattern of the area is a moving target with ongoing changes in the streetscape from
demolition of existing older buildings which are being replaced with new structures and dwellings. To
demonstrate the development pattern, the proposal is compared to the recently approved multiple
dwellings “Ebbtide” at 24 Moorindil Street (37 Toolar Street). The two are not inconsistent.

The two developments are both 2 storey unit developments which both include earthworks that step the
buildings down the slope. Fill is required up to 1.4m on the Ebbtide project as indicated on the approved
plans which is comparable to the 1.5-1.6m fill at the highest point of 25-27 Toolar Street which, ultimately
will be densely vegetated as per the existing site frontage and will not be noticeable in the streetscape.
Both projects are lightweight construction with weatherboard style cladding and metal roofing. Both
provide large areas of negative space and balconies that face the street; both also feature window hoods
to shade windows. A single, central driveway is provided to both sites with no significant vegetation
between the building and the driveway edge along the central spine. Landscaping at the end of the
driveway on both sites offer a softening vista at the end of the access.




Figure 8     Central driveway landscaping at ‘Ebbtide’ 24 Moorindil Street compared to 25-27 Toolar Street
proposed landscaping

The key differences between Ebbtide and 25-27 Toolar Street are:

25-27 Toolar Street provides:

     •     a mix of 2- and 3-bedroom dwellings;
     •     low open fencing dominated by soft landscaping;
     •     dwellings that are specifically designed to cater for the needs of residents who may require
           assistance with mobility or other permanent or temporary disability; and
     •     the design raises the bar in terms of liveable housing standards providing Gold Standard design
           that is consistent with Universal Building Design Principles and Liveable Housing Design
           Elements in PSP5 of the Planning Scheme.



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