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        areas in the vicinity of the site;

        c) maximises the retention of existing vegetation and allows soft landscaping between

        buildings;

        d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes

        drying and other site facilities; and

        e) facilitates onsite stormwater management and vehicular access.

Response:
The proposed building is considered to meet the Specific Outcome as follows:

    •    As mentioned in section 5.1 above, the proposed building is compatible with the surrounding
         development and is entirely appropriate within the Peregian Beach neighbourhood centre. Two
         street height studies have been prepared by Cox Architecture demonstrating that the building is
         appropriate within the existing setting. The proposal, by nature of its building height and design,
         makes a positive contribution to the character and appearance of the neighbourhood centre.

    •    The proposed building, with the exception of the lift overrun, complies with the two storey and 8m
         height limit requirements. It is appropriate in the neighbourhood centre setting and does not present
         an appearance of excessive bulk to adjacent properties. The street height studies demonstrate that
         the building, as proposed, fits within the context, and is lower than some existing buildings within the
         centre.

    •    The existing context of the building on the site, with 93% site cover, limits opportunities for soft
         landscaping between buildings. This is common within the neighbourhood centre. However, the
         proposed materials will soften the appearance of the site and the reduction in site cover (to 83%)
         enables articulation to occur in the façade of the building with opportunities for soft landscaping on
         each storey and the roof terrace, particularly at the ground floor. The floor plans and street
         perspectives indicate how this is intended to look, ensuring a high quality addition to the
         neighbourhood centre. The interface between the building and the street, both on Heron Street and
         Kingfisher Drive is improved, when compared with the previously approved scheme.

    •    The proposed building, located on a corner site, facilitates interaction with the street on the northern,
         eastern and western sides. A restaurant tenancy fronting Heron Street and Kingfisher Drive
         facilitates interaction with the street at the eastern end of the building while the proposed retail
         tenancies at the western end of the building will facilitate footfall and pedestrian traffic from Heron
         Street and through the rear alley way. The building will include an awning to provide shade for
         pedestrians and visitors to the neighbourhood centre, creating a positive environment in which
         people will linger.

    •    The building facilitates onsite stormwater management and will be serviced from Kingfisher Drive.
         This is the same as was agreed as part of the previously approved development.


Specific Outcome O10 of the Eastern Beaches Locality Code states that:

        O10 For the Neighbourhood Centre Zone the maximum plot ratio is as follows—

        (a) 0.8:1 for site areas up to and including 2000m2; and

        (b) 0:3:1 for that area of a site in excess of 2,000m2.

Response:
The proposed plot ratio for the development is calculated at 1.69:1, which is less than the previously
approved scheme (1.93:1). It is noted that a review of recent development approvals within Peregian Beach



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