Info response 6 may · MCU21/0212

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   18. Provide a preliminary design of the proposed access driveway. The design
       must be prepared by a suitably qualified person (RPEQ - Registered
       Professional Engineer of Queensland) and include but not be limited to:
       a. dimensions, levels and grades,
       b. a longitudinal section extending from the centreline of the road
       formation in Seaview Terrace to the garage floor,
       c. any works required to maintain runoff from the road formation in the
       road reserve, and
       d. detail to demonstrate that vehicles will not scrap or bottom out on the
       driveway or the road formation when entering and exiting the site.

A preliminary design of the driveway, including cross section is provided as part of the
revised plan package detailing appropriate grades to allow for cars to access the site
without major earthworks into the road reserve and/or bottoming out of cars. As the
application is for a dwelling house in the Low Density Residential zone - it is recommended
a condition be imposed for operational works applications to provide detailed design for
all operational works components associated with the Material Change of Use application.




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   19. Reassessment of the lower ground floor site cover inclusive of all areas
       within the building, with the site cover not to exceed the requirements of the
       planning scheme.

Please find updated plans with site cover calculations demonstrating compliance with the
40% requirement on all levels.




   20. Elevation plans of the building:
       a. With side boundary fences removed; and
       b. Details of the natural and finished ground levels at the face of the
       building
       c. Which demonstrate that where excavation is required that the exposed
       external façade of the building does not exceed 8 metres in building height.
   21. Please provide a copy of the survey plan.
   22. Provide amended plans which provide for substantially increased front
       setbacks (except for the garage).
   23. Deletion of the wall situated on the southern boundary (bin/bike store).
   24. Deletion of the third storey.

Please find attached survey plan and updated elevation plans with fences and no fences.
No part of the building exceeds 8m in height relative to Natural Ground Level and the
design has been substantially amended to ensure no part of the building is three storeys.

The chimney and building bulk of the top storey has been substantially softened and
reduced to provide for a more sympathetic built form presentation to Seaview Tce. This is
depicted in the images below showing the previous proposal compared to the amended
design.




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The bin store along the southern boundary is 5m long and varies in height from 3m to 4m
in height relative to natural ground level as shown below. The stone finished wall is
considered an appropriate transition of levels for a level bin storage area as well as
affording privacy towards the adjoining neighbour.




   25. Amend the proposal to demonstrate compliance with AO12.1 and PO12 of
       the Low Density Residential Zone Code.

AO12.1 seeks for buildings to be orientated towards the street. The proposal provides for
an entry court to the front door and window openings presenting to Seaview Tce consistent
with the Acceptable Outcome. The design contributes positively to the streetscape
character and avoids bulky elevations or boxy profiles consistent with the award-winning
Shaun Lockyer designed house at 24 Arakoon Crescent as shown below.




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    26. Amend the proposal to demonstrate compliance with AO20.2, AO20.3 and
        PO20 of the Low Density Residential Zone Code.

AO20.2 and AO20.3 seeks for buildings on sloping sites to not protrude above the
prevailing vegetation and include split level building designs. The proposal retains the 15m
landscaped setback to the coastal boundary and sits amongst the existing vegetation,
whilst also visually complementing by providing rooftop landscaping and areas for large
plantings along the setbacks.

The design is visually responsive to the natural topography and hides much of its bulk
within the site. The design appropriately steps down the slope and provides for sufficient
retaining works as described in the geotechnical reporting to stabilise the site. The high
end materials and finishes including stone, timber and vegetation give the development a
grounded feeling that complements its natural setting and integrates with the landscape
and skyline. The architecturally designed house by the award winning Shaun Lockyer
Architects provides a built form response which does not dominate its natural coastal
setting, rather the design is situated within the landscape and steps down the coastal dune
so as not to dominate adjoining neighbours, the streetscape or when viewed from
Sunshine Beach consistent with the requirements of the code.

Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please proceed with your assessment of the
application at your earliest convenience.

If you have any further queries in relation to the above, please do not hesitate to contact
myself.

Regards,




Jack Lewis B.Sc Hons UNSW M.Plan Otago MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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