Further Advice Response

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    ●    With respect to Tree 14, the design of the boundary wall adjacent to this tree has been reviewed
         and the use of lighter construction materials and soft touch methodology is proposed to reduce
         the impacts on the tree protection zone. Specific recommendations around these changes are
         included within the response letter. This is also annotated on Drawing No. D.RFI 06 prepared by
         Aboda Design Group.

In addition, Westera Partners confirms that in order to ensure a trafficable driveway compliant with
Australian Standards the access location had to be shifted east along The Esplanade to interface with a
lower section of the road. This has necessitated the removal of a street tree.

Whilst it is understood that PO5 of the Coastal Communities Local Plan Code seeks to retain existing
mature trees, the original Arboricultural Impact Assessment confirmed that Tree 8 developed an angled
growth habit that favoured towards the property. The overall health and condition classification is ‘Fair,’
and retention of the tree is substandard. The applicant is concerned about Tree 8 falling down and
causing damage to property and/or people. To offset the removal of Tree 8, the applicant is happy to
accept a condition requiring the inclusion of two new street trees that retains and enhances key
landscape elements that contribute to the setting and character of the local plan area.

Item 2

Provide revised plans, removing the storage area within the front setback and demonstrate a
compliant built to boundary setback.

    2.1. Confirmation of fence height where adjoining the garage wall, where the wall is
    greater than 2 metres, show on plans and include in calculations.
    2.2. Provide confirmation that the built to boundary garage wall is no closer than 1.5
    metre to a window in a habitable room of an adjoining dwelling.

Response: Please refer to the revised and compliant Proposal Plans prepared by Aboda Design Group.

The built-to-boundary fence has a maximum length of 9.0m. The height of the northern built-to-boundary
wall has a maximum height of 3.765m, a mean height of 3.45m and a wall face area of 30.98m2.

The fence along the northern side boundary to the west of the garage is existing and is 2m above
finished ground level.

A site inspection confirms the built to boundary garage wall is no closer than 1.5m to a window in a
habitable room of the adjoining property. Refer to Figure 1 below. As shown on the Lower Level Plan
(Drawing No. WD.201), a 1.638m setback exists from the common boundary line to the built form on the
adjoining site to the north.




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                                    Figure 1: Adjoining site to the north

The proposal includes built form and landscaping that provides suitable visual and acoustic privacy to the
adjoining property to the north through the inclusion of a solid built to boundary wall, a planter, and
landscaping along the remainder of the northern common boundary. It is noted in Figure 1 above that the
dwelling on the northern adjoining property faces towards the north, with limited openings along the
southern facade.

Item 3

Provide revised plans, removing the roof and swimming pool where forward of the building
line.

Item 4

Confirmation of any other structures that are located within the coastal setback.

Response: Please refer to the revised Proposal Plans prepared by Aboda Design Group. All existing and
proposed works are detailed on the revised proposal plans. The proposal seeks to maintain and improve
the existing building footprint within the coastal protection area / building line. The plans detail the
existing versus proposed massing, which confirms that the existing extent of works seaward of the
coastal building line is being maintained and aesthetically improved. The proposed changes result in an
improved building form, finishes and landscape planting between existing and proposed outcomes. Refer
Figures 2 and 3 below.



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                                  Figure 2: Existing Beach (East) Elevation




                                 Figure 3: Proposed Beach (East) Elevation

As can be seen in Figure 4 below, the amended Proposal Plans seeks to maintain the existing pool length,
but reduce the bulk and scale of the pool structure within the coastal building area. This significantly
reduces the bulk and scale when compared to the existing outcome by replacing the balcony and
balustrading with part of the pool shell. The roof above the pool is being pulled back away from the
coastal building line by approximately 300mm.

Further to this, as detailed in the original coastal engineering submission, our coastal engineer fully
supports the proposed works seaward of the coastal building line. This will be clarified within an updated
report in response to Items 1 and 2 below.




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            Original lodgement, Rev. DA1                             Amended plans, Rev. DA2




                                    Figure 3: Pool structure comparison

Item 5

Confirm pool coping height and terrace.

Response: Please refer to the revised Proposal Plans prepared by Aboda Design Group. Top of wall
measurements (27.535m AHD) are included on the Main Level Plan for the pool and deck (Drawing No.
WD.202). The proposal achieves the minimum side setback requirements, and sufficient space is provided
along the boundary for landscaping to screen the pool.



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Item 6

Provide additional detail on the proposed driveway and crossover. The detail must be
prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
Queensland) and include, but not be limited to:

    a. a design generally in accordance with RS-049, RS-050 and any associated addendum;
    b. dimensions, levels and grade of the access driveway;
    c. a longitudinal section extending from the centre of the formation along The Esplanade
    to the finished floor level of the proposed garage; and
    d. demonstrate that a B99 vehicle will not scrape or bottom out while entering or exiting
    the driveway.

Response: Please refer to the response letter and amended Engineering Plans prepared by Westera
Partners. Dimensions, levels and grades are now shown on the amended Engineering Plans. The plans
indicated that the proposal incorporated a modified crossover to IPWEA STD DWG RS-049 and RS-050. A
longitudinal section is provided from the street to the finished floor level of the proposed garage, which
also confirms a B99 will not scrape/bottom out when ingressing or egressing.

Item 7

Provide additional detail demonstrating how trip hazards will be eliminated within the road
reserve due to the construction of the proposed driveway crossover. Please note that Council
is unlikely to support private retaining structures within the road reserve. The amended plan
must be prepared by a suitably qualified person (RPEQ – Registered
Professional Engineer of Queensland) and include, but not be limited to:

    a. the full extent of the transition to the adjoining areas of verge.

Response: Please refer to the response letter and amended Engineering Plans prepared by Westera
Partners, which confirms the existing retaining wall and driveway will be removed as part of the proposed
alterations. New retaining walls will be located wholly within the site bounds, and the transition to the
adjoining areas of the verge will match the existing heights of the kerb profile.

Item 8

Provide an Earthworks Plan demonstrating the extent of the proposed earthworks required
to carry out the proposed works. The additional plan must be prepared by a suitably
qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but
not be limited to:

    a. the extent and volume of cut and fill; and
    b. details of any proposed retaining walls. Noting that all retaining walls, both temporary
    and permanent, both above and below ground, must be located wholly within the subject
    site.

Response: Please refer to the response letter and amended Engineering Plans prepared by Westera
Partners, which confirms minimal change from the current to proposed development footprint. The
amended Engineering Plans show the details of proposed retaining walls, which will be wholly located
within the subject site. Area of cut and fill are indicated on the plans, with finer details to be confirmed at
the detailed design phase.




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Item 9

Provide comment from Tectonic certifying that the proposed location of the infiltration
trench is suitably setback from the crest of the dune slope.

Response: Please refer to the below response from Tectonic:

   We understand that all collected roof water will be discharged by pipes into the existing stormwater
   system along the road reserve, with stormwater collected around ground level hardstand areas to be
   discharged in a soakage trench along the eastern edge of the residence. This is in general
   accordance with the recommendations of our geotechnical report (Ref. Tectonic Document No.
   22484-001-Rev0, dated 24 February 2023) and the location of the soakage trench is acceptable from
   a slope stability viewpoint.

   It is noted that Tectonic must review the detailed design drawings prior to construction to confirm all
   our recommendations are adhered to.

Item 10

Provide an amended Stormwater Management Plan (S22-174-SW01) that addresses
Council’s concerns. The amended plan must be prepared by a suitably qualified person
(RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:

   a. a grated drain, demonstrating where any future grated drain will discharge to;
   b. demonstrate the proposed kerb adapters can discharge via gravity to The Esplanade by
   achieving a minimum grade of 0.5%; and
   c. demonstrate the discharge rate of the proposed kerb adapters during up to, and
   including, the 1% AEP event.

Response: Please refer to the revised Engineering Plans and revised Stormwater Management Plan
prepared by Westera Partners. The changes include:

   ●     A grated drain and discharge point;
   ●     Proposed kerb adaptors, which can discharge via gravity to The Esplanade, and achieving a
         minimum grade of 0.5%; and
   ●     Demonstration of the discharge rate of the proposed kerb adopted during, up to and including
         the 1% AEP event.

FURTHER ADVICE RESPONSE DATED 27 SEPTEMBER 2023

Item 1

The applicant is invited to provide additional information which would support acceptance of
the lesser width in the context where preliminary assessment by Council indicates that the
BMT values are supportable.

Response: The response letter prepared by Royal HaskoningDHV will be provided under separate cover.
This updated report has been prepared to address the latest proposal plans and engineering design as
attached.

Item 2

Provide assessment against the above mentioned outcome.



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Response: The response letter prepared by Royal HaskoningDHV will be provided under separate cover.
This updated report has been prepared to address the latest proposal plans and engineering design as
attached.

We thank Council on behalf of the applicant for assessing the attached additional application material.

Based on the information provided in this application we respectfully request that Council proceed to
issue an approval.

Should you have any questions with respect to the above, please do not hesitate to contact the
undersigned.

Yours faithfully,
Adapt Development Management Pty Ltd




Liam Pinese                                           Tiani Boulton
Managing Director                                     Director
E: [email protected]                   E: [email protected]
M: 0432 497 857                                       M: 0404 924 160




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