Response to Information Request Letter - 65-67 Elanda Street, Sunshine B...

Lightweight elements including batten screening and the partially open spiral staircase
provide elements which break up the front elevation and make clear the separation
between each unit. The screening elements allow for passive views out from the dwellings
while providing elements of visual interest improving the aesthetic of the building as
viewed from the street. Landscaping elements have also been included within the design
which soften the building form and provides contrasting colours and materials within the
front elevation.

In addition to the changes in design the bulk and scale of the proposal has been reduced
in response to this information request. The reduced bulk and scale is considered to
appropriately address the concern that the proposal would dominate the streetscape.
Compliant setbacks and building height mean the proposal is consistent with the bulk and
scale of the existing streetscape and other unit blocks within the street.

 Issue- Balconies
 Balconies intrude in the rear setback and provide significant overlooking opportunities
 into nearby property. The building also sits higher than the existing buildings to the rear
 due to the slope of the land. The building should comply with the required setbacks and
 where it does not, provide justification otherwise.

 Information Required
     8. Provide amended plans with potential solutions and/or an analysis with regard
        to overlooking opportunities relative to adjoining habitable indoor and outdoor
        private space.


Response
The rear setback has been increased to achieve a setback of 7.5m from the rear boundary
to the balconies of the upper level. It is noted that the setbacks to the lower levels comply
with the rear setback requirements and it is only the balcony of the upper level which
requires a performance outcome.

The site is identified as dropping towards the rear which continues through the adjoining
lot. The difference in height results in misaligned floor levels and the proposed building
siting higher than the adjoining lot. This will help prevent direct on look between the site
and adjoining use, maintaining privacy for the adjoining residents. The response to Item 4
and 5 include an image of the views over the adjoining buildings to the rear from the
approximate height of the rooftop terrace. As the balcony from the upper level is only
partially lower than the roof the same outcome is expected in terms of views being over
the adjoining buildings as opposed to directly into them. The survey notes dense
landscaping that impacts visibility of adjoining site further maintaining the privacy
between the lots.




Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach               10