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ltr_Response to Council IR_Final 190430
30 April 2019 Development Services Noosa Shire Council PO Box 141 Tewantin QLD 4565 Attention: Patrick Murphy Dear Patrick, In accordance with Section 13.2 of the Development Assessment Rules and on behalf of Andema Pty Ltd, please find below a full response to the information requested by Council on 1 February 2019 for the above Development Application for a Development Permit for a Material Change of Use at 6 Heron Street, Peregian Beach (Council Reference: MCU18/0204). This response is accompanied by the following supporting information: • Attachment 1: Amended architectural plans prepared by Cox Architecture; • Attachment 2: Previously approved plans (marked up by Cox Architecture); and • Attachment 3: Preliminary Construction Management Plan prepared by PBWorkforce. Each item from Council’s information request letter has been outlined below (in italics) along with the respective response to each item. Item 1: Please provide details/demonstrate (plans) how the 1.69:1 plot ratio was calculated for the current approval MCU11/0266. Response: A review of the approved plans (Council Ref: MCU11/0266) by Cox Architecture indicates that the previously approved plot ratio is in fact 1.79:1, compared to the current proposal which is measured as having a plot ratio of 1.68:1. LTR_RESPONSE TO COUNCIL IR_FINAL 190430
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For clarity, Table 1 below sets out a comparison between the previous DA (as previously stated and
as measured) and the current proposal. The previously approved plans, demonstrating the
measurement methodology underpinning the calculations, is included at Attachment 2.
Table 1 – Gross Floor Area Measurements and Comparison
Previous DA Previous DA
Gross Floor Area (stated) (measured) Current DA
INTERNAL (Gross Floor Area) 454 486 454
Ground Floor - Internal 226 223 226
Ground Floor - Garden 6 14 19
First Floor - Internal 222 249 209
EXTERNAL 232 232 248
Ground Floor – Garden 32 13 10
Refuse Enclosure 6 6 8
Level One 0 0 20
Roof Terrace / Seating 95 101 185
Roof Top Garden 99 112 25
Outdoor Dining 0 69 25
Plot Ratio 1.68:1 1.79:1 1.68:1
Site Cover 83% 97% 95%
Site Area 271 271 271
In summary:
• The current proposal provides a lower plot ratio, less gross floor area and a lower site cover as a
result of the improved design, compared to what has been previously approved on the site.
• Nevertheless, it is not necessary for the proposal to propose a plot ratio that is less than the
previous approval as the Applicant is seeking a new development permit, rather than changing the
previous approval. It is on this basis that we put to Council that the proposal satisfies the tests in
Specific Outcome O6 of the Eastern Beaches Locality Code.
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 2
Page 3
• Considering Specific Outcome O6 of the Eastern Beaches Locality Code, and as outlined in
section 5.2 of the Planning Report, the proposal results in a building scale that is compatible with
surrounding development, does not represent an appearance of excessive bulk to the surrounding
area. The street height studies demonstrate that the building fits within the neighbourhood context
and is lower than some of the existing buildings within the Peregian centre.
• We note that the portion of the building exceeding the 8m height limit, is not visible from any point
on the street frontages, therefore cannot reasonably be said to ‘represent an appearance of
excessive bulk.’
• The comments in the officer’s report for the previously approved scheme confirmed that the
deviance from the plot ratio threshold was justified based on the high quality urban design
outcomes that the building was able to achieve. The same applies to this proposal. The increase
in plot ratio (when compared to the requirement set out in Specific Outcome O10) is consistent
with the overall outcomes for the locality and does not present an appearance of excessive bulk in
relation to adjacent properties which satisfies Specific Outcome O6.
Item 2: Provide amended plans with a plot ratio no greater than that approved
1.55:1 (418m²).
Response:
Notwithstanding the above, the proposed plot ratio has been calculated to be less than the measured
plot ratio which has been approved previously.
As outlined in response to item 1 above, the proposal provides a solution to meet the requirements of
Specific Outcome O6 of the Eastern Beaches Locality Code, and as this is a new development
application, is not required to comply with any previous plot ratio calculations, notwithstanding the
errors in previous calculations.
The proposal will deliver high quality urban design outcomes for the Peregian centre with a sensitively
designed, sub-tropical building, appropriate to the beachside setting. The reduction of the plot ratio
ensures that the proposal meets the relevant specific outcomes (refer to section 5.2 of the Planning
Report and the response to Item 1, above).
Item 3: Please provide amended plans which clearly show the roof form and the
stair roof complying with the maximum building height of 8m.
Response:
The roof over the stairs is under 8 metres as displayed in Figure 1 below (extract of Section C as
included in the proposed plans).
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 3
Page 4
Figure 1 – Roof characteristics (8 metres is annotated as a dotted line)
8 Metres
Source: Cox Architecture
As annotated, the component of roof over the lift and the lift lobby extends above the 8 metre height
limit. The extension beyond the 8m height limit has been reviewed in detail and every effort to
minimise this has been made.
We also note that the previous scheme was deficient in addressing equitable access to the rooftop
and office suites located on the upper floor. The provision of a lift provides equitable access to the
building and the roof over the lift is necessary for the provision of the passenger lift.
This overrun has no impact on the local amenity as it will not visible from either Heron Street or
Kingfisher Drive. It equates only to a minor percentage of the overall roof structure, with 91.6% of the
roof, under the 8m height limit. The proposal is proportionate and appropriate for the setting.
Item 4: Minimise roofed areas on the roof terrace and roof areas greater than 8m
above the NGL.
Response:
As outlined in response to item 3 above, the extent of the roof structure that extends beyond the 8m
building height limit relates only to the lift overrun and lift lobby area. The protrusion beyond 8m has
been reviewed in detail and every effort has been made to minimise the extent of this roof structure,
noting that it is a minor component when considering the building as a whole.
The roof terrace does not include ‘roofed areas.’ The roof terrace is not defined as a storey as it is
open air and does not provide a roof over any recreational areas. The only enclosed area is displayed
in Figure 2 and is measured at 19 sqm which makes up 4% of the overall GFA or 8.4% of the building
roof (footprint). This area comprises the lift overrun and lift lobby space only.
As previously outlined in Item 3, there is no visual impact as the lift overrun it is not visible from the
ground. The lift is required to enable equitable access to all parts of the proposed building and is
required for the safe operation of the lift.
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 4
Page 5
Figure 2 – Enclosed Lift and Lift Lobby
Source: Cox Architecture
Item 5: Provide amended plans with a minimum of a 2m setback from the building
edge or boundary (whichever is the greater) to the entertainment and
dining business use area on the roof terrace.
Response:
Figure 3 below shows the roof terrace plan (as submitted) and the revised roof terrace plan (with an
increased setback from the building edge). The total roof terrace area has been reduced from 66sqm
to 53sqm.
The changes made to the roof terrace area, in particular the introduction of additional planters and a
setback ranging from 300mm to 1,500mm along the building edge, responds to Council’s request as
set out in Item 5.
The previously submitted plans display an area set back from the glass balustrade which is shown in
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 5
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Figure 44. In response to the Information Request, the area has been set back further and planters provided. This is included within the amended plans, submitted to Council. This change has reduced the usable area of the roof terrace and further minimised the visibility of the roof area from the ground plane. The addition of the planters will improve the amenity of the roof terrace and will provide shade and a sub-tropical environment. Figure 3 – Roof terrace comparison Picture 1 – Lodged Plans Picture 2 – Amended Plans Source: Cox Architecture Source: Cox Architecture LTR_RESPONSE TO COUNCIL IR_FINAL 190430 6
Page 7
Figure 4 – Section Displaying setback on the Roof Deck
Source: Cox Architecture
Item 6: Provide amended plans indicating measures which assist in a 2 storey
presentation and that reduce building bulk. This should include reducing
the height of the timber screening. If required, alternate screening methods
of the roof top services should be explored.
Response:
While amendments have been made to the proposed plans, the Applicant has not amended the height
of the timber screening as this remains entirely compliant with the 8m height limit set out in Specific
Outcome O4 of the Eastern Beaches Locality Code.
The building continues to appear as a two storey building that is consistent with all buildings in the
Peregian Beach neighbourhood centre. This is demonstrated in the street height studies submitted
with the application and show that there are a number of two storey buildings (e.g. on the opposite
corner of Heron Street) with roof elements that extend higher than the proposed building.
The Peregian Beach neighbourhood centre contains a number of commercial/business buildings that
are either one or two storeys in height. The proposal does not visually dominate the street, adjacent
properties, surrounding spaces or the existing skyline. An examination of the existing built form (refer
to the street height studies prepared by Cox Architecture) has indicated that the proposal is
proportionate to the existing scale, surrounding spaces and context.
It is important to note that the element of the building that extends beyond the 8m height limit is not
visible by a pedestrian or resident standing on Heron Street or Kingfisher Drive, thereby ensuring that
the building is not visually dominating. Instead, it is a high quality proposal suitable for the
neighbourhood centre, seeking to revitalise a vacant one storey commercial site.
The design approach is consistent with the specific outcomes for the Eastern Beaches Locality. The
screening will be constructed with natural materials and provides the opportunity for green walls to be
created.
The scale and form remains receptive to the character of the locality and the materials are responsive
to the coastal landscape. As noted in the Architectural Narrative submitted with the development
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 7
Page 8
application, the design incorporates operable facades, shaded by recycled timber batten screening
and native landscaping to the building edge to promote a ‘breathable’ building allowing tenants to
choose to naturally ventilate the building in cooler times of the year.
The proposed materials, including recycled timber, glass and significant amounts of soft landscaping
within the facades of the building complement the beachside character of the locality and the Peregian
Beach “village feel”. It is also a vast improvement when considered in the context of the existing
vacant, convenience store which makes minimal contribution to the local beachside character.
Item 7: Please provide elevations with and without vines.
Response:
Amended elevations showing the proposal without the planting are now included within the
architectural plans. This is provided Attachment A.
Item 8: Provide a preliminary Construction Management Plan for the development.
The plan must include but not be limited to the following:
a. traffic management during all aspects of the development including:
i. a Traffic Management Control Plan (for demolition, deliveries
and construction) in accordance with the Manual of Uniform
Traffic Control Devices (MUTCD) detailing all temporary
signage and traffic control measures
ii. maintenance of safe pedestrian access for the areas affected
by the works during and after daily construction has ceased
iii. proposed fencing to the site during the demolition and
construction phases of the development
iv. provision for worker car parking at off-site locations
b. maintenance and protection of water quality and existing drainage lines
through the construction site, through the implementation of
appropriate erosion and sediment control measures
c. works programme identifying key components of the works and their
respective durations
d. establishment of a communication protocol with the general public,
adjoining owners, emergency services and local businesses
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 8
Page 9
e. identification of complaint management procedures including:
i. contact details for the on-site manager
ii. dispute resolution procedures
f. details on the location of external dumps sites, the haulage route, type
of vehicle to be utilised during operations and frequency of usage. NB
any damage to the existing road system as a result of haulage
operations will be fully repaired at the applicant’s expense
Response:
PBWorkforce have prepared a comprehensive preliminary Construction Management Plan dealing
with each item requested in item 8. This is included at Attachment 3 of the Information Request
Response.
Item 9: Provide a preliminary design and maintenance regime of the hanging
plants which demonstrates the planter boxes are easily accessible for
maintenance whilst not compromising any acoustic or safety elements. The
response should incorporate any changes as a result of the information
request.
Response:
The Applicant has considered Council’s feedback and has amended the proposed roof terrace plan
(Ref: 21-03). The proposed roof terrace plan has been annotated to include a sliding panel in the glass
to allow maintenance access to the planter boxes. This has been displayed in Figure 5 below.
The inclusion of sliding panels ensures that the planting is accessible to building management for on-
going management. Further details regarding the planting and requirements for maintenance can
reasonably be conditioned as part of the development approval.
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 9
Page 10
Figure 5 - Roof terrace plan
Source: Cox Architecture
Please provide the following additional acoustic data prepared by a suitably qualified
person:
Item 10: Expected noise levels received at the boundaries of all the potentially
affected residential properties.
Response:
The Acoustic Report modelled noise of 95dBA-Sound Power at the roof terrace and predicted 51dBA-
Sound Pressure at the worst affected property, which is 16 Kingfisher Road. This predicted level is
expected to achieve compliance as the criterion derived from background monitoring was 53dBA-
Sound Pressure at the residential property.
The modelling was conducted using the 3D Cadna computer software, which is endorsed by State
environmental authorities Australia-wide.
It is not proposed to host any live entertainment or install large PA speakers, etc within the roof terrace
area of the venue. Music is proposed to be kept at low level background levels of less than 65dBC at
the source. A level of 65dBC is typical of low level café background music, such as music played
through small ceiling mounted speakers. Music volume at low background is not expected to
contribute with patron noise and cause noise disturbance at the nearest noise sensitive properties.
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 10
Page 11
The report has not completed an analysis of mechanical plant. Requirements for plant can reasonably
be conditioned.
The report specifically states this in relation to mechanical plant:
This report is limited to patron and music noise only. Mechanical plant such as refrigeration,
kitchen exhaust fans and air conditioning equipment may be installed as part of the
development and may cause noise emission issues at sensitive receivers. As the types of new
mechanical plant are not yet known, it is recommended that all new proposed plant is
designed by a qualified acoustical consultant before installation and certified for compliance by
testing prior to the commencement of use.
Item 11: Provide distance calculations to demonstrate how expected noise levels
from the bar area will meet the target residential boundary noise levels.
Response:
This information is provided in Figure 6, Figure 7 and Table 6 of the Acoustic Report submitted with
the development application.
Item 12: Provide noise level limitations from any amplified music necessary to
meet the targeted residential noise limits.
Response:
The proposed use is a Restaurant, not a Bar. Modelling in the Acoustic Report shows noise from
patron may be more dominant than low level background music. Data shown in Figure 6, Figure 7 and
Table 6 of the Acoustic Report shows prediction levels, which were determined using the 3D Cadna
model. Noise reductions due to distance and intervening structures are accounted in the 3D model.
Item 13: Provide acoustic analysis of any proposed external plant e.g. air
conditioning and refrigeration equipment. Include as part of the analysis the
expected noise levels from that plant at any potentially affected residential
boundaries.
Response:
At this stage of the development, mechanical plant has not been selected. In order to analyse the
proposed plant, details would be required from the manufacturers and mechanical contractor. These
details are unable to be obtained at this early stage of the proposal and can reasonably be conditioned
as part of the development approval.
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 11
Page 12
It is considered that this response has comprehensively responded to all further information and clarification that has been requested by Council. Each item has been addressed, with amended and/or additional plans provided to Council. We wish to advise that an Information Request response has been provided to the relevant referral agency, being State Assessment and Referral Agency (SARA) on 29 January 2019 and a copy of this response is attached as required by Section 13.4 of the Development Assessment Rules. This correspondence constitutes the total extent of our response to the Information Request made by Council and as such, all information requests have been responded to and Part 3 of the Development Assessment Rules is now complete. We ask that Council proceed with the assessment and determination of the application in accordance with Section 13.3 of the Development Assessment Rules. If you have any questions regarding the attached material, please do not hesitate to contact the undersigned or Jessica Carmichael on (07) 3007 3800. Yours sincerely, Ashley Lane Director LTR_RESPONSE TO COUNCIL IR_FINAL 190430 12
Page 13
LTR_RESPONSE TO COUNCIL IR_FINAL 190430 13 [OCR of page images] URBIS | ATTACHMENT 1 AMENDED ARCHITECTURAL PLANS PREPARED BY COX ARCHITECTURE LTR_RESPONSE TO COUNCIL IR_FINAL 190430 13
Page 14
NEW SHADE STRUCTURE
30-11
1
ACCESS TO PLANTER BOXES
THROUGH SLIDING PANELS IN
FRAMELESS GLASS SCREEN
SCN01
CPS01
PLANTER PLANTER
FSM14
TOW 15.410 HRL02
ROOF OVER
CON02 TOP OF SCREEN 15.860 VOID TOP OF SCREEN 15.860
TANK
FSM14
HRL01 HRL01
SOLAR PANELS
1
STR01
CON02
30-10 FSM14
1
LANDSCAPING
TMD01
30-12
TMD01 SOLAR PANELS ROOF DECK
TGSI01
SCN21 CPS01
TOP OF SCREEN 15.860
STR02
LIT01 FFL 14.110
HRL02 ACCESS TO PLANTER BOXES
THROUGH SLIDING PANELS IN
VOID
CON02
ROOF PLANT FSM14 FRAMELESS GLASS SCREEN
TGSI01
FFL 14.610
TOP OF SCREEN 16.185 KEX
M W FSM02
PLANTER
SCN01
ROOF OVER
TANKS TGSI01
CON02
ELEC LIFT LANDING
CPS01
MECHANICAL MECHANICAL
P / EX
FHR RISER / KEX
1
30-13
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 Development Application GSW 13.12.18 ANGUS DOUGLASS PEREGIAN 6 HERON ST
2 DA Information Request GSW 24.04.19 PEREGIAN BEACH A3 DRAWING SHEET Drawn: AK
Co-ordinated: GW Scale: 1 : 100 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: GW Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 ROOF DECK PLAN 21-03 Project Director: TM Revision: 2
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:58:45 PM
Page 15
30-11
1
AWNING BELOW
RL 16.160
WATER TANK
30-10 1
POTTING DECK
AWNING BELOW
AWNING BELOW
FLAT CONCRETE ROOF
OVER STAIR BELOW
1 30-12
PLANT DECK BELOW CENTRALLY LOCATED
KITCHEN EXHAUST
ROOF DECK BELOW
PARAPET BELOW
LIFT BELOW
DP RL 17.010
MECHANICAL PLANT BELOW WATER TANKS BELOW
FLAT CONCRETE ROOF OVER LIFT
AND LIFT LOBBY TO ROOF DECK AREA
1
30-13
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 DA Information Request GSW 24.04.19 ANGUS DOUGLASS PEREGIAN 6 HERON ST
PEREGIAN BEACH A3 DRAWING SHEET Drawn: AK
Co-ordinated: GW Scale: 1 : 100 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: GW Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 ROOF PLAN 21-04 Project Director: TM Revision: 1
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:58:58 PM
Page 16
ROOF OVER LIFT AND SERVICES
RISERS BEYOND. SHOWN GREY
BOUNDARY
BOUNDARY
FOR CLARITY
8M HEIGHT CURRENT DA
PARAPET WEST
PARAPET EAST
RL 16.185
15.860 RL
PLANTERS BEHIND SCREEN
ROOF PLANT DECK
14.610 RL
NORFOLK PINES
PLANTERS BEHIND SCREEN
LEVEL ONE
11.410 RL
AWNING
HERON NEIGHBOURING BUILDINGS
STREET
BINS
LEVEL G
8.210 RL
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 DA Information Request GSW 24.04.19 ANGUS DOUGLASS PEREGIAN 6 HERON ST
PEREGIAN BEACH A3 DRAWING SHEET Drawn: Author
Co-ordinated: Checker Scale: 1 : 100 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: Designer Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 WEST ELEVATION 30-10 Project Director: Approver Revision: 1
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:59:05 PM
Page 17
DASHED LINE DEPICTS EXISTING DASHED LINE DEPICTS EXISTING
NORFOLK PINE TREES ON NORFOLK PINE TREES ON
HERON STREET HERON STREET
BOUNDARY
BOUNDARY
ROOF OVER LIFT AND SERVICES
RISERS BEYOND. SHOWN GREY
FOR CLARITY
TOP OF SCREEN 15.860 TOP OF SCREEN 15.860
CURRENT DA 8M HEIGHT
8M HEIGHT RL 16.375 PARAPET WEST
PARAPET EAST RL 16.175
RL 16.185
15.860 RL
ROOF PLANT DECK
ROOF DECK RL 14.610
14.110 RL
SLIDING DOORS
LEVEL ONE
AWNING AWNING RL 11.410
PARK
SLIDING GATE ENTRY
BILFOLD DOORS
LEVEL G
RL 8.210
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 DA Information Request GSW 24.04.19 ANGUS DOUGLASS PEREGIAN 6 HERON ST
PEREGIAN BEACH A3 DRAWING SHEET Drawn: Author
Co-ordinated: Checker Scale: 1 : 100 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: Designer Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 NORTH ELEVATION 30-11 Project Director: Approver Revision: 1
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:59:12 PM
Page 18
ROOF OVER LIFT AND SERVICES
BOUNDARY
BOUNDARY
RISERS BEYOND. SHOWN GREY
FOR CLARITY
CURRENT DA
8M HEIGHT
8M HEIGHT RL 16.225 PARAPET EAST
RL 15.860
ROOF DECK
RL 14.110
SLIDING DOORS NORFOLK PINES
LEVEL ONE
RL 11.410
AWNING
NEIGHBOURING BUILDINGS BILFOLD DOORS
HERON STREET
LEVEL G
RL 8.210
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 DA Information Request GSW 24.04.19 ANGUS DOUGLASS PEREGIAN 6 HERON ST
PEREGIAN BEACH A3 DRAWING SHEET Drawn: Author
Co-ordinated: Checker Scale: 1 : 100 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: Designer Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 EAST ELEVATION 30-12 Project Director: Approver Revision: 1
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:59:18 PM
Page 19
BOUNDARY
BOUNDARY
8M HEIGHT
PARAPET WEST
PARAPET EAST
16.185 RL FIRE RATED WALL TO PROPERTY BOUNDARY
RL 15.860
ROOF PLANT DECK
14.610 RL INDICATIVE NEIGHBOURING BUILDING
ROOF DECK
RL 14.110
INDICATIVE NEIGHBOURING BUILDING
AWNING LEVEL ONE
RL 11.410
AWNING
LEVEL G
RL 8.210
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 DA Information Request GSW 24.04.19 ANGUS DOUGLASS PEREGIAN 6 HERON ST
PEREGIAN BEACH A3 DRAWING SHEET Drawn: Author
Co-ordinated: Checker Scale: 1 : 100 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: Designer Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 SOUTH ELEVATION 30-13 Project Director: Approver Revision: 1
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:59:25 PM
Page 20
0 1 2 3
FLAT CONCRETE ROOF OVER
LIFT AND LIFT LOBY
FLAT CONCRETE ROOF ROOF
OVER STAIR BELOW
RL 17.010
8M HEIGHT
PARAPET EAST
RL 15.860
PLANTING TO TIMBER SCREEN
FROM ROOFTOP PLANTER BOX ROOF DECK
RL 14.110
NEIGHBOURING
NORFOLK PINES BUILDING
LEVEL ONE
RL 11.410
PLANTING UNDER STAIRS PLANTING UNDER STAIRS
BOUNDARY
AND INSIDE OPEN LOBBY AND INSIDE OPEN LOBBY
HERON STREET EXISTING SEAT
LEVEL G
RL 8.210
SECTION - NORTH / SOUTH
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 DA Information Request GSW 24.04.19 ANGUS DOUGLASS PEREGIAN 6 HERON ST
PEREGIAN BEACH A3 DRAWING SHEET Drawn: AK
Co-ordinated: AK Scale: 1 : 100 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: AK Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 SECTION B 40-02 Project Director: TM Revision: 1
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:59:34 PM
Page 21
LINE OF AWNING OVER GROSS FLOOR AREA (GFA)
EXTERNAL
LINE OF AWNING OVER
GROSS GROSS FLOOR AREA
10 m²
FLOOR
AREA
LINE OF AWNING OVER
OUTDOOR LANDSCAPING
226 m²
DINING
25 m² OUTDOOR DINING
REFUSE
LIFT
8 m²
SITE COVER
LINE OF AWNING
20 m² GROSS FLOOR AREA
GROSS
LINE OF AWNING
LINE OF AWNING
LEVEL AREA
FLOOR
LEVEL G 226 m²
AREA LEVEL ONE 209 m²
209 m²
ROOF PLANT DECK 18.5 m²
453.5 m²
LANDSCAPE AREA
LIFT
LEVEL AREA
VOID
LEVEL G 9.7 m²
LEVEL ONE 20.1 m²
ROOF PLANT DECK 27.2 m²
57 m²
18 m² 10 m² EXTERNAL AREA
LEVEL AREA
ROOF PLANT DECK 182.5 m²
182.5 m²
60 m² OUTDOOR DINING AREA
123 m²
GROSS LEVEL AREA
LEVEL G 25 m²
LIFT FLOOR
AREA 25 m²
VOID
19 m² PLOT
GFA SITE RATIO
453 m² 271 m² 1.67
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 Development Application GSW 13.12.18 ANGUS DOUGLASS PEREGIAN 6 HERON ST
2 DA Information Request GSW 24.04.19 PEREGIAN BEACH A3 DRAWING SHEET Drawn: AK
Co-ordinated: GW Scale: 1 : 200 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: GW Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 GROSS FLOOR AREA 96-01 Project Director: TM Revision: 2
www.coxarchitecture.com.au
SCHEDULE Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:59:42 PM
Page 22
USE AREAS
OFFICE TENANCY
82 m² 54 m²
RETAIL TENANCY
GROUND FLOOR
86 m²
59 m²
LEVEL ONE
USE AREAS
AREA TYPE AREA
53 m² LEVEL G
RETAIL TENANCY 81.5 m²
RETAIL TENANCY 54 m²
135.5 m²
LEVEL ONE
OFFICE TENANCY 86 m²
RETAIL TENANCY 59.5 m²
145.5 m²
ROOF DECK
RETAIL TENANCY 53.5 m²
ROOF DECK 53.5 m²
334.5 m²
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 Development Application GSW 13.12.18 ANGUS DOUGLASS PEREGIAN 6 HERON ST
2 DA Information Request GSW 24.04.19 PEREGIAN BEACH A3 DRAWING SHEET Drawn: AK
Co-ordinated: GW Scale: 1 : 200 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: GW Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 USE AREA SCHEDULE 96-02 Project Director: TM Revision: 2
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 24/04/2019 4:59:49 PM
Page 23
PEREGIAN BEACH PARK
PEDESTRIAN CROSSING
HERON STREET
G
IN
SS
O
CR
N
IA
S TR
DE
PE
NORFOLK NORFOLK
PINE PINE
ENTRY
SITE BOUNDARY
226 m² GROSS FLOOR AREA (GFA)
SITE COVER
SITE BOUNDARY
KINGFISHER DRIVE
PEREGIAN PARK EXISTING EXISTING
COMMERCIAL COMMERCIAL
BUILDING BUILDING
SITE COVER
BUILDING SITE SITE
AREA AREA COVER
226 m² 271 m² 83%
© COPYRIGHT COX GROUP PTY LTD
ANY FORM OF REPRODUCTION OF THIS DRAWING IN FULL OR IN PART WITHOUT THE WRITTEN
Client Project Project Address Document Control Status:
PERMISSION OF THE COX GROUP PTY LTD CONSTITUTES AN INFRINGEMENT OF COPYRIGHT
Rev Description By Date DEVELOPMENT APPLICATION
1 Development Application GSW 13.12.18 ANGUS DOUGLASS PEREGIAN 6 HERON ST
2 DA Information Request GSW 24.04.19 PEREGIAN BEACH A3 DRAWING SHEET Drawn: AK
Co-ordinated: GW Scale: 1 : 200 A3
Cox Architecture Project No. Drawing Title Drawing Number:
Level 2, 2 Edward Street, Project Architect: GW Date: 24.04.19
Brisbane, QLD 4000, Australia
T + 61 7 3210 0844
F + 61 7 3210 0541
416089 SITE COVER SCHEDULE 96-03 Project Director: TM Revision: 2
www.coxarchitecture.com.au Cox Architecture Pty Ltd ACN 002 535 891
PLOT STAMP DATE: 26/04/2019 9:50:30 AM