response to further advice 37 bottlebrush · MCU22/0087

Page 2

The design allows for sufficient landscaping along this side setback and does not
unreasonably diminish the ability for neighbouring buildings (to the north) access to light
and/or ventilation. The proposal meets the Performance Outcomes pertaining to side
setbacks along this part of the building - Council must therefore take a holistic approach
to applying performance outcomes across medium density sloping sites, in accordance
with performance-based planning for code assessable applications.




                                                                              Page 2 of 5

Page 3

3.   Provide section and elevation plans that show the terrace and pool detail.
4.   Confirm if the pool and terrace is private open space for House 3.
Substantial amendments have been undertaken around the pool area for House 3 to
ensure an appropriate visual transition across the wide landscaped road reserve to the
terrace, including small boundary retaining structures to match in with the varying heights
around the corner of Bottlebrush and Berrima Row.
Further section, detailed landscape plans and renders are provided in this regard to
demonstrate how the private open space for this town house is largely screened from
Bottlebrush Ave viewshed.




                                                                              Page 3 of 5

Page 4

5.   Provide amended plans or an explanation as to the practically of the garden
     of House 1 & 2.
Townhouse 1 includes practical outdoor living area at the front of the site adjacent to a
private access along the norther boundary of the building. This flat level garden is
connected via a walkway to the rear of townhouse 1 and includes a private courtyard also
accessible from the master bedroom and lift.


Townhouse 2 includes a private courtyard adjoining the master bedroom and a deck on
the ground and first floors, as well as courtyard space on the second floor. Town house 2
has combined open space area of 36m2 more than meeting the minimum provision of
25m2 (AO11.1 of the Dual Occ an Multiple Dwelling Code).


6.   Provide amended plans that comply with the maximum plot ratio of 319m 2.
Amended gross floor area plans are provided which include the walls, demonstrating
compliance with the 65% requirement (319m 2).




7.   Provide amended engineering and the architectural plans that are consistent
     with each other and remove reference to the retention of the crossover on
     Berrima Row.
The architectural plans have been updated to remove inconsistent references to the
crossover retention. Minor changes have been updated on the landscape plans to deal
with the levels around the stairwell entrance to townhouse 2, however there have been no
changes in regards to stormwater locations, curb levels and/or batters.




                                                                            Page 4 of 5

Page 5

8.     Resubmit a set of detailed landscape plans that address the landscape
       information request items. The following items should be considered:
       8.1. Species selection should be in accordance with the PSP2-landscape
            table SC6.3.4.1 Coastal beachfront area species;
       8.2. A minimum width of 2m landscaping along the two street frontages
            consisting of an upper, middle and lower strata capable of screening and
            softening the development when viewed from Bottlebrush Avenue and
            Berrima Row. Species selection is required to ensure screening of the
            development from all boundaries at maturity. All landscape areas require
            a dense landscape set out with upper, mid, and understory strata levels;
       8.3. 2 Street trees provided in Berrima Row in the old driveway location;
       8.4. Large trees incorporated into the landscape design of the batter planting
            mix;
       8.5. Kerb design around the corner of Bottlebrush Avenue and Berrima Row
            designed to ensure no impact to the Bribie Island Pine structural root
            zone;
       8.6. Provide details within the landscape plans of all fences and or retaining
            walls including height and materials. Cross sections should be provided
            to demonstrate appropriate screening of the structures can be achieved;
       8.7. Landscape Plans to reference the correct address.


Updated landscaping plans are provided by Project Urban with details including coastal
species provided within the small retaining gardens along the boundary to provide for a
soft landscaping edge that matches in with the changing grades of the dual frontage site.
Cross sections, perspectives and levels of the garden walls are provided with the revised
package to ensure appropriate screening of the structures.
The kerb has been pushed out further around the trees to be retained and the engineers
and landscape architects recommend Council condition type 8 or 10 from DTMR’s
standard Drawing 1033 be used around this corner.
----------------------------------------------------------------------------------------------------------------------

Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please continue with your assessment in accordance
with the DA Rules. 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
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




                                                                                                      Page 5 of 5