Delegated Report - Code - Planning MCU21 0015 · MCU21/0015

Author	Blake Coulston
Development Assessment

APPLICATION DETAILS
Application No.	MCU21/0015
Applicant	One Property
Proposal	Material Change of Use - Dual occupancy
Properly Made Date	5 February 2021
Information Request Date	5 March 2021
Information Response Date	16 March 2021
Decision Due Date	7 May 2021
Report Completed Date	29 April 2021
Report Reviewed By	Patrick Murphy

PROPERTY DETAILS
Property Address	21 Nannygai St Noosaville Qld 4566
RP Description	Lot 54 RP 76937
Land Area	607.0000 m²
Existing Use of Land	Dwelling House

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	Medium Density Residential Zone Code
Precinct	Not Applicable
Local Plan Area	Noosaville
Overlays	Flood Hazard Overlay
Assessment Type	Code
PROPOSAL
The application seeks approval for a Material Change of Use - Dual occupancy.
The applicant is proposing demolishing the existing dwelling house and construct a duplex on the lot. The locality and proposal plan are included below.

Figure 1 – Locality

Figure 2 – Site Plan

Figure 3 – House A: Ground Floor Plan

Figure 4 – House A: First Floor Plan

Figure 5 – House B: Ground Floor Plan

Figure 6 – House B: First Floor Plan

Figure 7 – Elevation A & B

Figure 8 – Elevation C & D

site details
Background
21 Nannygai Street current has a single dwelling house on the premises.
Site Description
The topography of the site is generally flat;
The premises contains existing vegetation along boundary lines;
The premises contains an existing crossover gaining access to Nannygai Street.
Surrounding Land Uses
23 Nannygai St: Single Dwelling House
19 Nannygai St: Multiple Dwelling Units (4 Units)
11 Nannygai St: Laguna Estate Retirement Village
20 Nannygai St: Duplex
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017; and
Noosa Plan 2020.
Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
Medium Density Residential Zone Code; <
Noosaville Local Plan Code;
Dual Occupancy and Multiple Units Use Code;
Works Codes;
Flood Hazard Overlay Code
The subject site is located in Noosaville and is zoned Medium Density Residential Zone. The proposed use is identified as a consistent use within the zone and is required to follow a code assessable application process.
The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below:
Criteria	Planning Scheme	Proposal	Complies
Building height storeys metres	2 storeys max 8 metres	2 storeys 7.132 metres (Ground Floor) 8 metres (Natural Ground Level)	
Site cover	40% max	39.23% & 42.37%	X
Plot ratio	0.4:1	0.508:1	X
Boundary setbacks Frontage Side Side Rear	6 metres min 2.0 metres min 2.0 metres min 6 metres min	6 metres 2.1 metres 2.1 metres 6 metres	
Roof Form Pitch Eaves	Min 5 degrees 75%	5 degrees 100%	
Landscaping Soft landscaping	40% of the site 0.6:1 of the landscaping	42.13% 0.628:1	
Private Open Space	25m² min (ground level) 12m2 min (upper level)	25 m² 36.36 m2	
Carparking	4 covered min	4 covered	
Site Cover:
The site cover meets the required 40% on the ground floor but exceeds the required amount on the upper floor. This is due because the ground floor has a reduction of the site cover calculations due to the alfresco being open and 600mm of the floor above (the alfresco roof) is removed for the calculations as technically being the eaves of the alfresco area. The balcony above is mostly enclosed and has eaves already. Therefore, the 600mm reduction to the open space area does not apply for the upper floor, as the eaves are already removed from the calculation of site cover.
This issue can be resolved with slight changes to the balcony: remove some of the walls of the balcony so that it is unenclosed, and amend the eaves around the balcony to apply the 600mm reduction to the balcony itself.

Figure 9 – Upper Floor Site Cover (Dwelling B)

Figure 10 – Ground Floor Site Cover (Dwelling B)

Figure 11 – Upper Floor Site Cover (Dwelling A)

Figure 12 – Ground Floor Site Cover (Dwelling A)

Plot Ratio
The plot ratio of the duplex has a ratio of 0.508:1 being non-compliant with the plot ratio of the Medium Density Zone Code. This is solely due to the balcony being counted towards gross floor area as with the current design it is considered an enclosed space and is to be counted towards GFA. If the balcony was to reduce the walls to an extent that is considered unenclosed the plot ratio of the duplex would be approximately 0.39:1 being compliant.

Figure 13 – Plot ratio Upper Floor (Dwelling A)

Figure 14 – Plot Ratio Ground Floor (Dwelling A)

Figure 15 – Plot Ratio Ground Floor (Dwelling B)

Figure 16 – Plot Ratio Upper Floor (Dwelling B)

Building Height
The application has provided the elevation of the duplex with the inclusion of the building height from the peak of the duplex to the ground floor. The proposed plans does not include the vertical amount of fill between the natural ground level and the ground floor. From the scale plans it can be assumed that the building height will not exceed 8m from natural ground height. However the plans will need to be amended to demonstrate the exact amount of fill and the building height from natural ground level to the peak of the roof.

Figure 17 – Elevation A

Figure 18 – Elevation B
Driveways
The proposed driveways still present to the street as two separate driveways as there is a separation between the two driveways on the front boundary. The driveways for the duplex will be required to be combined prior entering the road reserve.
cONSULTATION
Referral Agencies
Not Applicable
Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
Engineering Officer
conclusion & reasons for decision
The proposed development has some remaining outstanding issues that cannot be conditioned. The development’s concept suggest that there it is possible for the development, with slight design changes, to comply with the requirements of the planning scheme. The application is therefore recommended for Preliminary Approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.

RECOMMENDATION
With regard to Application No MCU21/0015 for a Material Change of Use - Dual occupancy situated at 21 Nannygai St Noosaville Qld 4566 and described as Lot 54 RP 76937, it is recommended the application be Preliminary approved in accordance with the following details for the Decision Notice:
application details
Application No:	MCU21/0015
Street address:	21 Nannygai St Noosaville Qld 4566
Real property description:	Lot 54 RP 76937
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
Decision details
Council decided to issue the following type of approval:
Preliminary Approval for Material Change of Use - Dual occupancy
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
General
The applicant is required to submit a further code assessable application for a Development Permit for Material Change of Use – Dual Occupancy complying with the conditions of this Preliminary Approval.
The following information must be submitted to Council prior to the issue of a Development Permit:
Amended plans, including cross section plans, which demonstrate that the development complies with the building height requirement at Acceptable Outcome AO8.1 of the Medium Density Zone Code;
Amended plans which demonstrate that the development complies with the site cover requirement at Acceptable Outcome AO10 of the Medium Density Zone Code;
Amended plans which demonstrate that the development complies with the plot ratio requirement at Acceptable Outcome AO11 of the Medium Density Zone Code;
Amended plans which provide for improved articulation and variation of materials and colour to the external north-western and south-eastern side elevations.
Amended plans which provide for one combined driveway access to the dual occupancy that is in accordance with Standard Drwaing: RS-49.
Preliminary Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
1	E	Site Plan	22/04/2021
1A	E	Roof/Stormwater	22/04/2021
1C	E	Landscaping	22/04/2021
2	E	Ground Floor	22/04/2021
2A	E	First Floor	22/04/2021
2B	E	Ground Floor	22/04/2021
2C	E	First Floor	22/04/2021
3	D	Elevations A & B	09/03/2021
3A	D	Elevations C & D	09/03/2021
3B	D	Elevations A & B	09/03/2021
3C	D	Elevations C & D	09/03/2021
4	D	Section	09/03/2021
4A	D	Section	09/03/2021
Currency Period
This development approval lapses if the use has not happened by 30 April 2027, unless an application to extend the currency period is approved by Council.
Building Height
The maximum height of the development must not exceed 8.0 metres above the finished ground level and the natural ground level.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the buildings does not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $10,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Operational Works. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to the development site in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to each development site
Building Appearance
All air conditioning units or other mechanical equipment must be located at ground level, or otherwise fully enclosed or screened such that they are not visible from the street frontages nor adjoining properties.
All deck and balcony areas above ground floor must not be enclosed by permanent fixtures such as shutters, louvres, glass panelling or the like except where required to satisfy any privacy condition of this Decision Notice.
Fencing and Walls
Any street fencing must be set back an average of 1 metre from the front property boundary. Any fencing on the front boundary must either:
not exceed a maximum height of 1.2m, with exception to the pool wall which approximately 2.0 metres in height and will be shielded screened by substantial landscaping;
be open construction.
The area of land between the fence and the front property boundary must be densely landscaped to screen any fencing from the street.
Clothes Drying Areas
Each dwelling unit must be provided with access to an outdoor clothes line which is screened from public view.
Protection of Privacy
To ensure privacy is protected between adjoining properties, all windows located on the northern elevation of proposed residence B and southern of proposed residence A must either:
be fitted with translucent glazing
be fitted with a fixed external screen
Community Management Statement
Any proposed Community Management Statement required for the development pursuant to the Body Corporate and Community Management Act 1997 must be submitted to Council for endorsement at the same time as submission of the Building Format Plan (or similar) to Council for compliance assessment.
All clauses and by-laws of the proposed Community Management Statement must accord with the requirements of this Decision Notice
Landscaping Works
The development site must be landscaped.  The works must be undertaken in accordance with an Operational Works approval and Council’s Planning Scheme Policy PSP2 - Landscaping for the Noosaville area, and must include in particular:
Screening vegetation with a mature height not less than 2.5 metres must be planted between the north-eastern and south-western boundaries and each dwelling, running for the length of the boundary except where adjacent to the pool;
Screening vegetation with a mature height not less than 2.5 metres must be planted between the southern rear boundary, running for the length of the boundary;
Meaningful landscaping in the area between the front boundary and the dwellings;
Clearly identify the location, materials and height from natural ground and finished ground level of all fences; and
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
The development site must be landscaped in accordance with Landscaping Plants and Guidelines and generally in accordance with the approved plans
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
ENgineering
External Works
Nannygai Street must be upgraded for the length of its frontage to the subject site.  The works must be undertaken in accordance with an Operational Works approval and must include in particular:
construction of a pedestrian footpath in accordance with the conditions of this Decision Notice
removal of the existing property access and reinstatement of the kerb, footpath and verge area to match the balance of the site frontage, including the provision of topsoil and turf where the existing verge is grassed
Site Access and Driveways
A sealed access driveway must be provided from Nannygai Street to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular a driveway crossover in accordance with Council’s Standard Drawings RS-049 and RS-050
Car Parking
A minimum of 3 car parking spaces must be provided and marked on the site. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
Dimensions, crossfalls and gradients in accordance with Australian Standard AS/NZS2890.1:2004 Parking Facilities
Pedestrian and Bicycle Facilities
Pedestrian and bicycle facilities must be provided for the development.  The works must be undertaken in accordance with an Operational Works approval and must include in particular a 2.0m metre wide footpath within the road verge for the entire length of the site’s frontage to Nannygai Street
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken in accordance with an Operational Works approval.
Electricity and Telecommunication Services
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All fill and associated batters must be undertaken in accordance with an Operational Works approval, and contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.

ENVIRONMENTAL HEALTH CONDITIONS
Building Demolition/Removal/Relocation
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $5,000 must be submitted to Council prior to the issue of a Development Permit for Building Works for demolition, to secure the demolition conditions of this approval. The cash bond or trading bank guarantee will be returned on performance of the demolition conditions of this approval less any costs incurred by Council in respect of enforcing performance of these demolition conditions. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.

Waste management
A Waste Management Plan (demolition) must be submitted in accordance with Planning Scheme Policy PSP10 - Waste Management and approved by Council’s Waste Coordinator prior to issue of a development permit for Building Works for demolition, removal or relocation.
The purpose of the Waste Management Plan is to facilitate the segregation of waste for the effective reuse and recycling of such materials. Segregated wastes attract significantly reduced disposal fees at the landfill with some items free.  Higher gate fees are charged for mixed waste.
Waste storage areas must provide for adequate separation of all reusable, recyclable and waste materials. These must be located so that they are convenient and safe to use.
The Plan must contain the following information:
The areas for the storage and separation of waste shown on a site plan;
A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed; and
Table – Waste Management Table
Table – Waste Management Table
MATERIALS ON-SITE	DESTINATION
	Re-use and Recycling	Disposal
Expected waste materials	Estimated volume(m³)	On-site            *specify proposed re-use or on-site recycling methods	Off-site              *specify contractor and recycling outlet	*specify contractor and landfill site or other disposal site
Excavation material				
Green waste				
Bricks				
Concrete				
Timber-please specify				
Plasterboard				
Metals - please specify				
Asbestos				
Other - please specify				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
Waste Storage
The developer must provide waste storage and disposal facilities in accordance with Planning Scheme Policy 9, Waste Management, including an external imperviously paved area correctly sized for all refuse and recycling containers and suitably screened from public places and neighbouring properties.
Noise
Written certification is required from a suitably qualified person confirming that sound pressure levels from all mechanical plant and equipment comply with the following:
Air-conditioning and Refrigeration
7am to 10pm: Maximum level allowable = background + 5dB(A)
10pm to 7am: Maximum level allowable =  background + 3dB(A)
Pumps
7am to 7pm: Maximum level allowable = background + 5dB(A)
7pm to 10pm: Maximum level allowable = background + 3dB(A)
10pm to 7am: No audible noise.
Assessment and certification is required immediately after installation of the equipment and prior to any occupation of the building.  All equipment should be operating at the same time to test the overall noise level created, with the measurement location at either the residential boundary or outside the most exposed part of an affected building - whichever is the closest to the plant/equipment.
The certification must be submitted to Council, which certifies that operational noise from any fixed plant and equipment complies with the requirements of this Decision Notice.
referral agencies
Not applicable.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
PLANNING
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who carries out an activity must take all reasonable and practicable measures to ensure the activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the duty of care. Substantial monetary penalties may apply to individuals or corporations breaching this duty of care. Injunctions may also be issued by the Land and Resources Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit on 07 3247 6212 to discuss any obligations under the ACH Act.
Equitable Access and Facilities
The plans for the proposed building work have NOT been assessed for compliance with the requirements of the National Construction Code - Building Code of Australia (Volume 1) as they relate to people with disabilities.  Your attention is also directed to the fact that in addition to the requirements of the National Construction Code as they relate to people with disabilities, one or more of the following may impact on the proposed building work:
the Disability Discrimination Act 1992 (Commonwealth);
the Anti-Discrimination Act 1991 (Queensland); and
the Disability (Access to Premises – Buildings) Standards.
Development Compliance Inspection
Prior to the commencement of the use, please contact Council's DA Planning Section to arrange a Development Compliance Inspection.
Infrastructure Charges
This Development Permit will trigger an “Infrastructure Charge Notice” to be issued in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue.
ENVIRONMENTAL HEALTH ADVICE
Building Works
Noise from residential building works shall comply with the following –
Limited to between 6:30am to 6:30pm Monday to Saturday.
All reasonable measures are taken to minimise noise emissions.
Not permitted on Sunday or public holidays.
Measurement of Noise
Measurement of sound pressure levels (adjusted for tonality and impulse) must be in accordance with either: (a) Australian Standard AS1055.1 “Acoustics–Description and measurement of environmental noise – General procedures”, or (b) The relevant “Noise Measurement Manual” as provided by the Department of Environment and Heritage Protection.
A qualified person is considered to be either: (a) a Registered Professional Engineer of Queensland, or (b) an environmental consultant with a minimum of 3 years current experience in the field of acoustics.
Acoustic Advice & Design
It is highly recommended that the developer seek the advice and design input of a qualified acoustic consultant at the plan development stage to ensure the development does not cause a noise nuisance under the Environmental Protection Act 1994.  Attention should be given to the following (but not limited to):
building design and construction
design, selection and installation of fixed plant and equipment
the location of air conditioning and heating units, refrigeration plant, pumps, mechanical exhausts and plant rooms etc
the use of acoustic enclosures/screens around noisy plant and  equipment
operating times

Environmental Protection
The development should be undertaken in a manner that causes no unlawful environmental nuisance under the Environmental Protection Act 1994 by the creation of excessive noise, lighting, waste, atmospheric pollutants (including dust or odours) or other releases to the environment.
In accordance with the Environmental Protection Act 1994, all sand, silt, mud, paint, cement, concrete, builder’s waste or other prescribed contaminants should not to be released to or be placed where it could reasonably be expected to move into a roadside gutter, storm water drain or a watercourse.  On the spot fines apply for such offences.
ENgineering
Building and Construction Industry (Portable Long Service Leave) Levy
The QLeave levy must be paid prior to the issue of a development permit where it is required. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid. QLeave contact: 1800 803 481 (free call) or (07) 3212 6855.
Co-ordination of Operational Works Assessment
Additional application fees apply to Operational Work applications where the different aspects of the works are lodged separately. Significant savings in application fees will result if all works are lodged in a single application.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
appropriate traffic signage in accordance with the Manual of Uniform Traffic Control Devices (MUTCD)
provision for safe pedestrian access across the frontage of the site both during daily construction and after daily construction has ceased.
it is acknowledged that the preliminary Construction Management Plan will be a draft document requiring finalisation upon appointment of the Principal Contractor employed to construct the works and a final document will be required to be submitted at the Pre-Start Meeting for the project.
Private Infrastructure
All private infrastructure for the development must be designed to meet the planning scheme requirements unless otherwise agreed by the relevant authority
property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Type of Development Permit Required	Subject of the required Development Permit
Development Permit for Operational Works	Access, carparking, landscaping, earthworks, stormwater drainage
Development Permit for Building Works	All building work.
Development Permit for Material Change of Use	Dual Occupancy
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a negotiated decision notice will be issued. Only one negotiated decision notice may be given.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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ALFRESCO —— &
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a

 

 

 

 

 

 

 

 

FW0424 1100 SILL

 

 

 

 

 

 

 

 

 

 

mw
nach

 

 

 

 

 

 

 

 

24-48 FLUSH FIT
SECTIONAL PANEL


[Attachment: image16.png (image text)]
 

 

 

 

beoulston

 

 

 

109.21 sqm

 

 

 

BALCONY
TILES
GYPROCK LINED
CEILING

 

 

 

   

 

 

 

 

 

 

QL2127/3

 

 

 

 

 

545. \

 

°DP opp ‘SA0B16 SA0816 saosi6 OP
p04, 300,


[Attachment: image17.png (image text)]
4 HOOD +

1000 405MM STRIA CLADDING
4 (OR SIMILAR) FIXED TO
‘STUDWORK

RENDERED EPS FOAM
CLADDING TO WINDOW
HOOD

 

        

 

 

 

2700

7132

FIRST FLOOR

 

 

 

a.bolm

~ ~ 8

|
STONE CLAt pon
|

2980
2800,

 

GROUND FLOOR

 

 

 

 

 

 
 
 
 
  

 

GARAGE

 

NATURAL GROUND LE

BATTENS FIXED TO EASYLINE

ELEVATION A STONEWORK EIKED TO. CLADDING AND FLUSH FIT

Scale 1: 100 SECTIONAL DOOR,


[Attachment: image18.png (image text)]
i OOD:

COLORSOND ROOF
‘SHEETING, FASCIA, AND-

   

BM HEIGHT LINE

 

405MM STRIA CLADDING
(OR SIMILAR) FIXED TO

    
         
 
 
 
    

 

  
  
 
 
       
   

 

400MM AXON CLADDING. Ss 3|
FIXED TO STUDWORK STUDWORK &
oe
CLADDING TO WINDOW |
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GARAGE

 

  

ELEVATION B
Scale 1: 100

 

PROPOSED FILL

NATURAL GROUND LEVEL


[Attachment: image2.png (image text)]
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   

 

 

 

 

 

 

 

 

 

 

 

 

 

MINIMUM FFL @ RL. 2.700 TO ss
MEET FLOOD REQUIREMENTS womnroe
IMPORT FILL TO RL. 2.400 TO SUIT

 

 

 

 

 


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PUR pepe

 

 

 

 

 

BALCONY

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


[Attachment: image5.png (image text)]
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ane Ap

ott
i

 

Gilc

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


[Attachment: image6.png (image text)]
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BALCONY

 

 

 

 

 

 

 

 

 

 

 

 

 

Fae eee

 

 

 

PT
yaa 2 pe go pee

 

 

 

 

 

 

 

eo + ne se b

 


[Attachment: image7.png (image text)]
 

 

 

 

 

 

 

 

 

     
 

 

 

crownorioor

GARAGE = 4 = TITS T TOTTI
ELEVATION A USSR Ee

Seale 1-100

    

   
 

  

     
 

 

 

ELEVATION B
‘Seale 1:100 propose


[Attachment: image8.png (image text)]
 
    
  

 

 

 

 

 

ac | | of fe

  

ELEVATION C BES” Eaggoeer
Seale 12100

     

 

ELEVATION D


[Attachment: image9.png (image text)]
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BALCONY
TILES

GYPROCK LINED
‘CEILING

 

 

 

 

 

 

 

 

 

 

 

beoulston

 

 

 

 

129.19 sqm

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HALLWAY, +

TIMBER

‘2700MM CEILING HT|

 

 

 

 

 

 

 

 

 

 

aI Ti —
OF DF ‘SA0816 ‘SA0816 sagsig POP
5146.