Att 2_Detailed Assessment_030620 · 51994.1249.01

  c) do not visually dominate the street or
  surrounding spaces;
  d) preserve the amenity of surrounding land;
  e) respect the scale of surrounding vegetation;
  f) respond to the topography of the site by
  minimising cut and fill (eg. stepping down the
  site or using a suspended pole construction); and
  g) maintain a mature vegetated skyline.

Discussion: The proposal has been assessed against Probable Solution S7.1 and is found to comply in
all instances. The proposal’s compliance is discussed below.

   1.   Café outdoor dining area extension
   2.   New awning over Hastings Street side of Bellissima Tenancy
   3.   New awning over western side of Bellissima tenancy
        These three elements are all within the 6m setback to Hastings Street but are below 6m in height.
        No further assessment is required.

   4.   New roof over foyer entry and car set down area
        This area is setback in excess of 7m from the Hasting’s Street frontage and therefore falls within
        the balance of the site, which is permitted to stand 15m tall with a 12m presentation to the
        beach. These elements do not exceed 12m. The roof of the set down area therefore complies
        with the Probable Solution.

   5.   Extension of fire stairs
   6.   Extension of lift to roof
        It is proposed to extend the eastern existing lift tower and fire stairs. The additional height would
        take the top of the lift tower to 15m and the fire stairs to just over 14m. These parts of the
        building are not within 7m of Hastings Street and so Part A of the Probable Solution is not
        relevant. With regard to Part B, at 15m and 14m these elements comply with the height limit for
        the balance of the site. The lift and fire stairs extension therefore comply with both parts of the
        Probable Solution.

   7.   Covered walkway links to stairs on level 4
        The walkway is also setback greater than 7m from Hastings Street and is therefore exempt from
        Part A of the Probable Solution. With regard to Part B, the roof over the walkway would not
        stand above 15m in height and will not be visible from the beach. The walkway therefore
        complies with the Probable Solution.

   8.   Pergolas in rooftop terraces
        It is proposed to install pergolas within each unit’s roof top terrace. Each pergola would stand
        14.65m high relative to natural ground level, being approximately 1m above the existing height
        of the roof top terrace.

        Part A. of the Probable Solution, requires buildings within 7m of Hastings Street to be no greater
        than 6m tall. As there are no feature pergolas proposed within 7m of Hastings Street, there will
        be no change to the building’s compliance with this part of the outcome. The proposed changes
        are therefore considered to comply with the first part of the Probable Solution.

        Part B. permits buildings and structures to stand 15m tall, but requires a 12m presentation to
        the beach. At approximately 12m above natural ground level, the proposed pergolas would not
        exceed the maximum allowable height limit. With regard to whether the building including the
        pergolas will present as 12m “to the beach”, we believe it complies for the following reasons:

                 The pergolas are generally level with the existing highest elements on the roof top and
                  by comparison do not therefore contribute additional height to the building;
                 Construction materials will be lightweight with an ‘open’ design and therefore would
                  not contribute significantly to massing and bulk the way that solid elements would;



3 June 2020                                                                                           2