20230926_36-38 Duke St_Information_Request_Response (MCU23-0070)

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Response
   1. Amended plans have been prepared and are included as Attachment A. The revised plans clearly articulate the
       total GFA of the commercial tenancies as being 158m2, comprising 135m2 of commercial lease area and shared
       public toilet of 22.7m2 (refer to dwg no. 7252 DA10). The plans also include a separate plan which illustrates the
       front of house dining areas ‘use areas’ which excludes any kitchen and storage areas and shared public toilets,
       which are omitted from the car parking calculations. The total GFA of the ground floor commercial tenancies is
       158m2, comprising 80.0m2 of front of house dining area (use areas), 55.3m2 of kitchen and storage and 22.7m2 of
       shared public toilets (refer to sheet no. DA13).

    2. View line plans have been prepared and are included in the revised architectural plans prepared by Blackburne
       Jackson Design (refer to Attachment A). The view lines have been prepared and incorporated into the proposal
       plans. The view lines have been added to the floor plans on sheet DA07 with reference to the perspective views
       provided on new sheets DA24 & DA25.

         Blackburne Jackson Design have also provided the following commentary to assist with this response:

                  A review of potential overlooking into the adjoining property to the West has resulted in the addition of
                  screening elements to both Level 2 and Level 3, to mitigate any overlooking issues. The proposed screen to
                  Level 2 incorporates a tight spaced vertical batten with the potential for increased screening via the
                  landscaped planter to the boundary edge. Screening to level 3 includes a similar tight spaced vertical
                  batten located to the edge of the balconies. These additions effectively remove the potential for
                  overlooking of the neighbouring open space areas.
                  A review of potential overlooking into the adjoining property to the East has revealed that due the largely
                  blank neighbouring boundary walls there will be zero overlooking issues.

         Following a meeting with Council officers (to brief them on the proposed changes), view lines/ visual impressions
         have also been prepared to demonstrate the how the proposal will be perceived by the adjoining premises to the
         west 28-34 Duke St. These visual impressions have been prepared for both the second storey and third storey
         from the nearest balconies, as shown on sheets DA 26 & 27 (refer to Attachment A). From these impressions it is
         clear that the proposed building does not significantly impact their existing views from either level.

         The built form includes a compliant zero setback up until the 2nd storey of the building. This façade will be
         suitably softened by existing landscaping located along the eastern boundary and south east corner of 28—34
         Duke St.

         It is noted that units 6 & 10 on 34 Duke Street predominantly face South East in parallel to the subject site i.e. the
         proposed building will only be evident when viewed from balcony (refer Figure 1 below




JFP Ref: M3024P                                                                                                    Page 3