20230926_36-38 Duke St_Information_Request_Response (MCU23-0070)

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As such, we consider the proposed shared toilets are public in nature, whereby they service the public attending the
premises, and as such, are excluded from the “use area” and should not trigger the requirement for any additional car
parking spaces.

It is recognised that the toilets constitute GFA and have therefore been included as GFA for the purposes of calculating
plot ratio.

ISSUE 9 – DESIGN
The proposal is not considered to sufficiently constitute ‘lightweight’ design. It is recommended the front façade be
lightened up (eg narrowing the depth of the floors/veranda roof, cladding the dividing stone walls in lighter materials).
The western portion of the northern elevation requires greater articulation.

Information Required
9. Provide amended plans with lightening up the Duke St frontage and providing greater articulation to the Douglas St
frontage.

Response
The information request items does not specifically refer to any applicable assessment benchmark. A review of the
planning scheme indicates that the Coastal Communities Local Plan code includes the following assessment benchmark
which we understand Council is referring to:

         AO7.5
         Buildings are designed to:
             a) suit the local subtropical climate
             b) incorporate a mix of lightweight and textured external building materials, including timber finishes with
                 variation provided in texture, detailing and articulation
             c) incorporate verandahs, open balconies with transparent or open balustrades or shaded patios for outdoor
                 living; and
             d) allow for landscape integrated with the buildings on site.

         The corresponding performance outcome PO7 states:

         PO7
         Buildings, structures and landscaping are consistent with and reflect the beachside character of the local plan
         area in terms of form, composition and use of materials

The proposed development predominantly complies with the requirements of AO7.5 by including a broad mix of textured
building materials and finishes which suits the local subtropical climate and incorporates open balconies with transparent
balustrades for outdoor living and integrated landscape treatments throughout the development.

Advice was sought from the project architect (Blackburne Jackson Design) regarding the proposal’s compliance with PO7
of the Coastal Communities Local Plan code. Following is their advice:




JFP Ref: M3024P                                                                                                 Page 15