Development Application payment - Tax invoice · Development Application payment - Tax invoice This transaction will appear on your credit card statement as ACCESS CANB INTERNET
20
$9,153.48 $21.00 Development Application payment - Tax invoice This transaction will appear on your credit card statement as ACCESS CANB INTERNET. Date and time 18 Sep 2018 3:34:14 PM Reference code QY9XKY Payment receipt number 2262182686 Quantity Description of service Unit value GST Total 1 Completeness Check Fee ABN 31 432 729 493 $174.55 $17.45 $192.00 1 Design and Siting ABN 66 893 463 785 $5,522.48 $5,522.48 1 Crown Lease Variation Fee ABN 66 893 463 785 $2,194.00 $2,194.00 1 Public Notification Fee ABN 31 432 729 493 $1,206.00 $1,206.00 1 Dial a Search ABN 31 432 729 493 $35.45 $3.55 $39.00 Total amount paid Total amount includes GST of Environment and Planning Directorate ABN 66 893 463 785 GPO BOX 158 Canberra ACT 2601 Phone: (02) 6207 1923 Payer contact details Organisation name Commissioner for Social Housing Title Given name * Wes Family name * Randall Address line 1 * 153 Emu Bank Address line 2 Suburb * Belconnen State * Postcode * 2617 Contact phone number * 62054743 Mr ACT
1 Public Notification Fee ABN 31 432 729 493 $120600 $120600
1 Dial a Search ABN 31 432 729 493 $3545 $355 $3900
Total amount paid
Total amount includes GST of
Environment and Planning DirectorateABN 66 893 463 785
GPO BOX 158Canberra ACT 2601 Phone (02) 6207 1923
Payer contact details
Organisation name
Commissioner for Social Housing
Title Given name
Wes
Family name
Randall
Address line 1
153 Emu Bank
Address line 2
Suburb
Belconnen
State Postcode
2617
Contact phone number
62054743
Mr
ACT
Development application details
Proposal number
201834426
SuburbDistrict Section
46
Block
9
Unit
If you require help with suburbdistrict section or block details visit ACTMAPi
Fee detailsPlease note the lease variation charge (LVC) cannot be paid through this form
Please enter at least one value
Completeness check fee
$19200
Development fee
$552248
Crown lease variation fee
$219400
Public notification fee
$120600
Lease search fee
$3900
Home business fee
Total fee
$915348
TURNER
INITIAL ADMINISTRATION CHECKLIST ndash S141
Created 07072017 Page 1 Version 1
Environment Planning and Sustainable Development Directorate
Unit(s) Block(s) 9 Section 46 Suburb Turner
ORIGINAL DA Number 201834426
1 eDevelopmentClick on the Development Application ndash Application Menu
Click on lsquoMy Work Listrsquo and click on the DA which should have the status of lsquoWaiting for Sufficiency Checkrsquo or
find the DA in eDevelopment and allocate to yourself for processing (before you allocate to yourself note down current DA Officer) Add the S141 details to the ldquo2015-2017-Amendments Lodgedrdquo Spreadsheet
The S141 folder will be automatically created in objective (ieS141x subfolder) and DARTS
2 Documentation - Task
a) Can all uploaded documents be opened and are correctly showing inobjective Yes
b) Are the plans correctly named and been orientated correctly Yes
c) Has a Public Register Floor Plan been submitted (only forresidential) Note Any plans with internal layout MUST have a corresponding plan submitted without the layout
NA
COMMENTS
Save the lsquoInitial Admin Checklistrsquo into the S141 subfolder
(save as INITIALCHECKLIST-201XXXXX-S141X-01)
Move the documents and plans into the Plans and Supporting Docs subfolders
Send the Sufficiency email with a reference for the lsquoApplication Lodgedrsquo folder to the Assessment Officer and save the email into the lsquoAssessmentrsquo folder (save as lsquoYYYYMMDD-SUFFICIENCY CHECK FOR DA201XXXXXX-S141X-BSSUBURB-01rsquo) Update the 2015-2017-Amendments Lodged Spreadsheet with task completed
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice the Directorate has decided that the information is insufficient to enable a full assessment of the DA The following additional information is therefore required to be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information Required DA-201834426 S141B sufficiency check failed Please resubmit further information as an S144 There are amendments to the proposal
Further Information due date 12022019
You are advised that if some or all of the information has not been provided in accordance with this request Section 142 of the Planning and Development Act 2007 provides that the Directorate may refuse the application under Section 162 If you would like to discuss any aspect of this notice please contact Customer Services on 6207 1923
This email was automatically generated - please do not respond If you need to contact the Environment Planning and Sustainable Development Directorate in relation to this proposal please contact Customer Services on (02) 6207 1923 or email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Pini HaydenTo infomunnsslymoorecomauSubject DA-201834426 - S144D submissionDate Monday 4 February 2019 52800 PM
UNCLASSIFIED
Good Afternoon Conrad This email is to advise that no plans were provided with the S144 lsquoErsquo submission for DA-201834426 (Turner Section 46 Block 9) Can I please confirm whether the plans submitted under S141 lsquoBrsquo should have also beensubmitted with the S144 lsquoDrsquo submission If so I will update the DA file to reflect this Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426Date Tuesday 5 February 2019 100104 AMAttachments pastedImagepng
Outlook-buvsavh4jpgOutlook-f3cwhyljjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Erik InnesSent Tuesday 15 January 2019 141 PMTo Conrad MooreSubject Re Further Information Insufficient for Application ID 201834426
Section S144 Application completed to support information from last week
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Conrad MooreSent Monday 14 January 2019 1151 AMTo Erik Innes
Subject Fw Further Information Insufficient for Application ID 201834426
From Helen RitchieSent Monday 14 January 2019 1147 AMTo Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426
From ACTPLAISactgovau ltACTPLAISactgovaugtSent Monday 14 January 2019 1138 AMTo Helen RitchieSubject Further Information Insufficient for Application ID 201834426 Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice theDirectorate has decided that the information is insufficient to enable a fullassessment of the DA The following additional information is therefore requiredto be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information RequiredDA-201834426 S141B sufficiency check failed Pleaseresubmit further information as an S144 There areamendments to the proposal
Further Informationdue date 12022019
You are advised that if some or all of the information has not been providedin accordance with this request Section 142 of the Planning andDevelopment Act 2007 provides that the Directorate may refuse theapplication under Section 162If you would like to discuss any aspect of this notice please contact CustomerServices on 6207 1923
This email was automatically generated - please do not respond If you need tocontact the Environment Planning and Sustainable Development Directorate inrelation to this proposal please contact Customer Services on (02) 6207 1923 or
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
Development application details
Proposal number
201834426
SuburbDistrict Section
46
Block
9
Unit
If you require help with suburbdistrict section or block details visit ACTMAPi
Fee detailsPlease note the lease variation charge (LVC) cannot be paid through this form
Please enter at least one value
Completeness check fee
$19200
Development fee
$552248
Crown lease variation fee
$219400
Public notification fee
$120600
Lease search fee
$3900
Home business fee
Total fee
$915348
TURNER
INITIAL ADMINISTRATION CHECKLIST ndash S141
Created 07072017 Page 1 Version 1
Environment Planning and Sustainable Development Directorate
Unit(s) Block(s) 9 Section 46 Suburb Turner
ORIGINAL DA Number 201834426
1 eDevelopmentClick on the Development Application ndash Application Menu
Click on lsquoMy Work Listrsquo and click on the DA which should have the status of lsquoWaiting for Sufficiency Checkrsquo or
find the DA in eDevelopment and allocate to yourself for processing (before you allocate to yourself note down current DA Officer) Add the S141 details to the ldquo2015-2017-Amendments Lodgedrdquo Spreadsheet
The S141 folder will be automatically created in objective (ieS141x subfolder) and DARTS
2 Documentation - Task
a) Can all uploaded documents be opened and are correctly showing inobjective Yes
b) Are the plans correctly named and been orientated correctly Yes
c) Has a Public Register Floor Plan been submitted (only forresidential) Note Any plans with internal layout MUST have a corresponding plan submitted without the layout
NA
COMMENTS
Save the lsquoInitial Admin Checklistrsquo into the S141 subfolder
(save as INITIALCHECKLIST-201XXXXX-S141X-01)
Move the documents and plans into the Plans and Supporting Docs subfolders
Send the Sufficiency email with a reference for the lsquoApplication Lodgedrsquo folder to the Assessment Officer and save the email into the lsquoAssessmentrsquo folder (save as lsquoYYYYMMDD-SUFFICIENCY CHECK FOR DA201XXXXXX-S141X-BSSUBURB-01rsquo) Update the 2015-2017-Amendments Lodged Spreadsheet with task completed
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice the Directorate has decided that the information is insufficient to enable a full assessment of the DA The following additional information is therefore required to be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information Required DA-201834426 S141B sufficiency check failed Please resubmit further information as an S144 There are amendments to the proposal
Further Information due date 12022019
You are advised that if some or all of the information has not been provided in accordance with this request Section 142 of the Planning and Development Act 2007 provides that the Directorate may refuse the application under Section 162 If you would like to discuss any aspect of this notice please contact Customer Services on 6207 1923
This email was automatically generated - please do not respond If you need to contact the Environment Planning and Sustainable Development Directorate in relation to this proposal please contact Customer Services on (02) 6207 1923 or email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Pini HaydenTo infomunnsslymoorecomauSubject DA-201834426 - S144D submissionDate Monday 4 February 2019 52800 PM
UNCLASSIFIED
Good Afternoon Conrad This email is to advise that no plans were provided with the S144 lsquoErsquo submission for DA-201834426 (Turner Section 46 Block 9) Can I please confirm whether the plans submitted under S141 lsquoBrsquo should have also beensubmitted with the S144 lsquoDrsquo submission If so I will update the DA file to reflect this Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426Date Tuesday 5 February 2019 100104 AMAttachments pastedImagepng
Outlook-buvsavh4jpgOutlook-f3cwhyljjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Erik InnesSent Tuesday 15 January 2019 141 PMTo Conrad MooreSubject Re Further Information Insufficient for Application ID 201834426
Section S144 Application completed to support information from last week
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Conrad MooreSent Monday 14 January 2019 1151 AMTo Erik Innes
Subject Fw Further Information Insufficient for Application ID 201834426
From Helen RitchieSent Monday 14 January 2019 1147 AMTo Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426
From ACTPLAISactgovau ltACTPLAISactgovaugtSent Monday 14 January 2019 1138 AMTo Helen RitchieSubject Further Information Insufficient for Application ID 201834426 Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice theDirectorate has decided that the information is insufficient to enable a fullassessment of the DA The following additional information is therefore requiredto be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information RequiredDA-201834426 S141B sufficiency check failed Pleaseresubmit further information as an S144 There areamendments to the proposal
Further Informationdue date 12022019
You are advised that if some or all of the information has not been providedin accordance with this request Section 142 of the Planning andDevelopment Act 2007 provides that the Directorate may refuse theapplication under Section 162If you would like to discuss any aspect of this notice please contact CustomerServices on 6207 1923
This email was automatically generated - please do not respond If you need tocontact the Environment Planning and Sustainable Development Directorate inrelation to this proposal please contact Customer Services on (02) 6207 1923 or
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
INITIAL ADMINISTRATION CHECKLIST ndash S141
Created 07072017 Page 1 Version 1
Environment Planning and Sustainable Development Directorate
Unit(s) Block(s) 9 Section 46 Suburb Turner
ORIGINAL DA Number 201834426
1 eDevelopmentClick on the Development Application ndash Application Menu
Click on lsquoMy Work Listrsquo and click on the DA which should have the status of lsquoWaiting for Sufficiency Checkrsquo or
find the DA in eDevelopment and allocate to yourself for processing (before you allocate to yourself note down current DA Officer) Add the S141 details to the ldquo2015-2017-Amendments Lodgedrdquo Spreadsheet
The S141 folder will be automatically created in objective (ieS141x subfolder) and DARTS
2 Documentation - Task
a) Can all uploaded documents be opened and are correctly showing inobjective Yes
b) Are the plans correctly named and been orientated correctly Yes
c) Has a Public Register Floor Plan been submitted (only forresidential) Note Any plans with internal layout MUST have a corresponding plan submitted without the layout
NA
COMMENTS
Save the lsquoInitial Admin Checklistrsquo into the S141 subfolder
(save as INITIALCHECKLIST-201XXXXX-S141X-01)
Move the documents and plans into the Plans and Supporting Docs subfolders
Send the Sufficiency email with a reference for the lsquoApplication Lodgedrsquo folder to the Assessment Officer and save the email into the lsquoAssessmentrsquo folder (save as lsquoYYYYMMDD-SUFFICIENCY CHECK FOR DA201XXXXXX-S141X-BSSUBURB-01rsquo) Update the 2015-2017-Amendments Lodged Spreadsheet with task completed
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice the Directorate has decided that the information is insufficient to enable a full assessment of the DA The following additional information is therefore required to be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information Required DA-201834426 S141B sufficiency check failed Please resubmit further information as an S144 There are amendments to the proposal
Further Information due date 12022019
You are advised that if some or all of the information has not been provided in accordance with this request Section 142 of the Planning and Development Act 2007 provides that the Directorate may refuse the application under Section 162 If you would like to discuss any aspect of this notice please contact Customer Services on 6207 1923
This email was automatically generated - please do not respond If you need to contact the Environment Planning and Sustainable Development Directorate in relation to this proposal please contact Customer Services on (02) 6207 1923 or email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Pini HaydenTo infomunnsslymoorecomauSubject DA-201834426 - S144D submissionDate Monday 4 February 2019 52800 PM
UNCLASSIFIED
Good Afternoon Conrad This email is to advise that no plans were provided with the S144 lsquoErsquo submission for DA-201834426 (Turner Section 46 Block 9) Can I please confirm whether the plans submitted under S141 lsquoBrsquo should have also beensubmitted with the S144 lsquoDrsquo submission If so I will update the DA file to reflect this Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426Date Tuesday 5 February 2019 100104 AMAttachments pastedImagepng
Outlook-buvsavh4jpgOutlook-f3cwhyljjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Erik InnesSent Tuesday 15 January 2019 141 PMTo Conrad MooreSubject Re Further Information Insufficient for Application ID 201834426
Section S144 Application completed to support information from last week
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Conrad MooreSent Monday 14 January 2019 1151 AMTo Erik Innes
Subject Fw Further Information Insufficient for Application ID 201834426
From Helen RitchieSent Monday 14 January 2019 1147 AMTo Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426
From ACTPLAISactgovau ltACTPLAISactgovaugtSent Monday 14 January 2019 1138 AMTo Helen RitchieSubject Further Information Insufficient for Application ID 201834426 Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice theDirectorate has decided that the information is insufficient to enable a fullassessment of the DA The following additional information is therefore requiredto be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information RequiredDA-201834426 S141B sufficiency check failed Pleaseresubmit further information as an S144 There areamendments to the proposal
Further Informationdue date 12022019
You are advised that if some or all of the information has not been providedin accordance with this request Section 142 of the Planning andDevelopment Act 2007 provides that the Directorate may refuse theapplication under Section 162If you would like to discuss any aspect of this notice please contact CustomerServices on 6207 1923
This email was automatically generated - please do not respond If you need tocontact the Environment Planning and Sustainable Development Directorate inrelation to this proposal please contact Customer Services on (02) 6207 1923 or
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
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100
200
300
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800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
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1 100
SOUTH ELEVATION01
Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice the Directorate has decided that the information is insufficient to enable a full assessment of the DA The following additional information is therefore required to be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information Required DA-201834426 S141B sufficiency check failed Please resubmit further information as an S144 There are amendments to the proposal
Further Information due date 12022019
You are advised that if some or all of the information has not been provided in accordance with this request Section 142 of the Planning and Development Act 2007 provides that the Directorate may refuse the application under Section 162 If you would like to discuss any aspect of this notice please contact Customer Services on 6207 1923
This email was automatically generated - please do not respond If you need to contact the Environment Planning and Sustainable Development Directorate in relation to this proposal please contact Customer Services on (02) 6207 1923 or email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Pini HaydenTo infomunnsslymoorecomauSubject DA-201834426 - S144D submissionDate Monday 4 February 2019 52800 PM
UNCLASSIFIED
Good Afternoon Conrad This email is to advise that no plans were provided with the S144 lsquoErsquo submission for DA-201834426 (Turner Section 46 Block 9) Can I please confirm whether the plans submitted under S141 lsquoBrsquo should have also beensubmitted with the S144 lsquoDrsquo submission If so I will update the DA file to reflect this Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426Date Tuesday 5 February 2019 100104 AMAttachments pastedImagepng
Outlook-buvsavh4jpgOutlook-f3cwhyljjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Erik InnesSent Tuesday 15 January 2019 141 PMTo Conrad MooreSubject Re Further Information Insufficient for Application ID 201834426
Section S144 Application completed to support information from last week
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Conrad MooreSent Monday 14 January 2019 1151 AMTo Erik Innes
Subject Fw Further Information Insufficient for Application ID 201834426
From Helen RitchieSent Monday 14 January 2019 1147 AMTo Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426
From ACTPLAISactgovau ltACTPLAISactgovaugtSent Monday 14 January 2019 1138 AMTo Helen RitchieSubject Further Information Insufficient for Application ID 201834426 Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice theDirectorate has decided that the information is insufficient to enable a fullassessment of the DA The following additional information is therefore requiredto be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information RequiredDA-201834426 S141B sufficiency check failed Pleaseresubmit further information as an S144 There areamendments to the proposal
Further Informationdue date 12022019
You are advised that if some or all of the information has not been providedin accordance with this request Section 142 of the Planning andDevelopment Act 2007 provides that the Directorate may refuse theapplication under Section 162If you would like to discuss any aspect of this notice please contact CustomerServices on 6207 1923
This email was automatically generated - please do not respond If you need tocontact the Environment Planning and Sustainable Development Directorate inrelation to this proposal please contact Customer Services on (02) 6207 1923 or
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice the Directorate has decided that the information is insufficient to enable a full assessment of the DA The following additional information is therefore required to be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information Required DA-201834426 S141B sufficiency check failed Please resubmit further information as an S144 There are amendments to the proposal
Further Information due date 12022019
You are advised that if some or all of the information has not been provided in accordance with this request Section 142 of the Planning and Development Act 2007 provides that the Directorate may refuse the application under Section 162 If you would like to discuss any aspect of this notice please contact Customer Services on 6207 1923
This email was automatically generated - please do not respond If you need to contact the Environment Planning and Sustainable Development Directorate in relation to this proposal please contact Customer Services on (02) 6207 1923 or email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Pini HaydenTo infomunnsslymoorecomauSubject DA-201834426 - S144D submissionDate Monday 4 February 2019 52800 PM
UNCLASSIFIED
Good Afternoon Conrad This email is to advise that no plans were provided with the S144 lsquoErsquo submission for DA-201834426 (Turner Section 46 Block 9) Can I please confirm whether the plans submitted under S141 lsquoBrsquo should have also beensubmitted with the S144 lsquoDrsquo submission If so I will update the DA file to reflect this Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426Date Tuesday 5 February 2019 100104 AMAttachments pastedImagepng
Outlook-buvsavh4jpgOutlook-f3cwhyljjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Erik InnesSent Tuesday 15 January 2019 141 PMTo Conrad MooreSubject Re Further Information Insufficient for Application ID 201834426
Section S144 Application completed to support information from last week
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Conrad MooreSent Monday 14 January 2019 1151 AMTo Erik Innes
Subject Fw Further Information Insufficient for Application ID 201834426
From Helen RitchieSent Monday 14 January 2019 1147 AMTo Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426
From ACTPLAISactgovau ltACTPLAISactgovaugtSent Monday 14 January 2019 1138 AMTo Helen RitchieSubject Further Information Insufficient for Application ID 201834426 Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice theDirectorate has decided that the information is insufficient to enable a fullassessment of the DA The following additional information is therefore requiredto be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information RequiredDA-201834426 S141B sufficiency check failed Pleaseresubmit further information as an S144 There areamendments to the proposal
Further Informationdue date 12022019
You are advised that if some or all of the information has not been providedin accordance with this request Section 142 of the Planning andDevelopment Act 2007 provides that the Directorate may refuse theapplication under Section 162If you would like to discuss any aspect of this notice please contact CustomerServices on 6207 1923
This email was automatically generated - please do not respond If you need tocontact the Environment Planning and Sustainable Development Directorate inrelation to this proposal please contact Customer Services on (02) 6207 1923 or
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
From Pini HaydenTo infomunnsslymoorecomauSubject DA-201834426 - S144D submissionDate Monday 4 February 2019 52800 PM
UNCLASSIFIED
Good Afternoon Conrad This email is to advise that no plans were provided with the S144 lsquoErsquo submission for DA-201834426 (Turner Section 46 Block 9) Can I please confirm whether the plans submitted under S141 lsquoBrsquo should have also beensubmitted with the S144 lsquoDrsquo submission If so I will update the DA file to reflect this Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426Date Tuesday 5 February 2019 100104 AMAttachments pastedImagepng
Outlook-buvsavh4jpgOutlook-f3cwhyljjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Erik InnesSent Tuesday 15 January 2019 141 PMTo Conrad MooreSubject Re Further Information Insufficient for Application ID 201834426
Section S144 Application completed to support information from last week
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Conrad MooreSent Monday 14 January 2019 1151 AMTo Erik Innes
Subject Fw Further Information Insufficient for Application ID 201834426
From Helen RitchieSent Monday 14 January 2019 1147 AMTo Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426
From ACTPLAISactgovau ltACTPLAISactgovaugtSent Monday 14 January 2019 1138 AMTo Helen RitchieSubject Further Information Insufficient for Application ID 201834426 Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice theDirectorate has decided that the information is insufficient to enable a fullassessment of the DA The following additional information is therefore requiredto be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information RequiredDA-201834426 S141B sufficiency check failed Pleaseresubmit further information as an S144 There areamendments to the proposal
Further Informationdue date 12022019
You are advised that if some or all of the information has not been providedin accordance with this request Section 142 of the Planning andDevelopment Act 2007 provides that the Directorate may refuse theapplication under Section 162If you would like to discuss any aspect of this notice please contact CustomerServices on 6207 1923
This email was automatically generated - please do not respond If you need tocontact the Environment Planning and Sustainable Development Directorate inrelation to this proposal please contact Customer Services on (02) 6207 1923 or
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
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3000
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8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426Date Tuesday 5 February 2019 100104 AMAttachments pastedImagepng
Outlook-buvsavh4jpgOutlook-f3cwhyljjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Erik InnesSent Tuesday 15 January 2019 141 PMTo Conrad MooreSubject Re Further Information Insufficient for Application ID 201834426
Section S144 Application completed to support information from last week
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From Conrad MooreSent Monday 14 January 2019 1151 AMTo Erik Innes
Subject Fw Further Information Insufficient for Application ID 201834426
From Helen RitchieSent Monday 14 January 2019 1147 AMTo Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426
From ACTPLAISactgovau ltACTPLAISactgovaugtSent Monday 14 January 2019 1138 AMTo Helen RitchieSubject Further Information Insufficient for Application ID 201834426 Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice theDirectorate has decided that the information is insufficient to enable a fullassessment of the DA The following additional information is therefore requiredto be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information RequiredDA-201834426 S141B sufficiency check failed Pleaseresubmit further information as an S144 There areamendments to the proposal
Further Informationdue date 12022019
You are advised that if some or all of the information has not been providedin accordance with this request Section 142 of the Planning andDevelopment Act 2007 provides that the Directorate may refuse theapplication under Section 162If you would like to discuss any aspect of this notice please contact CustomerServices on 6207 1923
This email was automatically generated - please do not respond If you need tocontact the Environment Planning and Sustainable Development Directorate inrelation to this proposal please contact Customer Services on (02) 6207 1923 or
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
Subject Fw Further Information Insufficient for Application ID 201834426
From Helen RitchieSent Monday 14 January 2019 1147 AMTo Conrad MooreSubject Fw Further Information Insufficient for Application ID 201834426
From ACTPLAISactgovau ltACTPLAISactgovaugtSent Monday 14 January 2019 1138 AMTo Helen RitchieSubject Further Information Insufficient for Application ID 201834426 Dear Mrs MooreHaving reviewed the information submitted in response to the Request Notice theDirectorate has decided that the information is insufficient to enable a fullassessment of the DA The following additional information is therefore requiredto be submitted
DA Number 201834426
Site Details Block 9 Section 46Suburb TURNER District CANBERRA CENTRAL
Applicant Name ConradMoore
Information RequiredDA-201834426 S141B sufficiency check failed Pleaseresubmit further information as an S144 There areamendments to the proposal
Further Informationdue date 12022019
You are advised that if some or all of the information has not been providedin accordance with this request Section 142 of the Planning andDevelopment Act 2007 provides that the Directorate may refuse theapplication under Section 162If you would like to discuss any aspect of this notice please contact CustomerServices on 6207 1923
This email was automatically generated - please do not respond If you need tocontact the Environment Planning and Sustainable Development Directorate inrelation to this proposal please contact Customer Services on (02) 6207 1923 or
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
email EPDcustomerservicesactgovau
Customer ServicesEnvironment Planning and Sustainable Development Directorate
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5
[SEC=UNCLASSIFIED]Date Tuesday 5 February 2019 100036 AMAttachments image001jpg
image002jpgOutlook-bg23dn3bjpg
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 406 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik I have just completed customer servicesrsquo part of assessment and can confirm for the time beingyou do not need to provide anything further Your application has now been passed on to theassessing officers who will do a more thorough assessment and will contact you should theyrequire anything further Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 211 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject Re DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] EmilyThanks for the confirmation Can you please confirm that we do not need to complete anyadditional forms information etc for the S141 andor S144 elements of this submission -or will this come out of the assessment process
Regards ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Thursday 10 January 2019 146 PMTo Erik InnesSubject RE DA201834426 - Response to Representations + Supporting Documentation - Email 1of 5 [SEC=UNCLASSIFIED] Hi Erik Thank you for sending that through I have uploaded all documents so your application is nowwaiting to be assessed If therersquos anything else I can help you with please donrsquot hesitate to contact me Kind regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
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From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
From Erik Innes [mailtoeinnesmunnsslymoorecomau] Sent Thursday 10 January 2019 1233 PMTo EPD Customer Services ltEPDCustomerServicesactgovaugtCc Randall Wesley ltWesleyRandallactgovaugt Conrad MooreltcmooremunnsslymoorecomaugtSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
Attached to this email are- MISC-201834426-PERGOLA DETAILS-01 (additional document)- MISC-201834426-RESPONSE TO COMMENTS-01 (additional document)- MISC-201834426-STRUCTURAL BASEMENT-02 (amended document)- MISC-201834426-STRUCTURAL GROUND-02 (amended document)- PLAN-201834426-ROOF-02 (amended document)- ELEV-201834426-EAST+WEST-02 (amended document)
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw DA201834426 - Response to Representations + Supporting Documentation - Email 1 of 5Date Tuesday 5 February 2019 95727 AMAttachments image001jpg
HaydenAs per our telephone conversation this morning please find below copy of emails issued inresponse to the Representations and related to the S144 submission for Block 9 Section46 Turner
As discussed following this email we will provide copies of
Email of 10012019 - Response to Representations - 5 emails including this emailEmail of 10012019 - Copy of confirmation of receipt of the above emails from EPDCustomer ServicesEmail of 14012019 - Requesting S144 Application be completedEmail of 15012019 - Copy of S144 submissionEmail of 30012019 - ICON Water Approval - 7
Please review and contact us should you require any further information or wish to discussany issue furhter
RegardsErik
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
DP1- DOWNPIPE COLORBOND MONUMENTBW1 - FACE BRICKWORK 1- GENERAL WALL AUSTRAL NUBRIK CHAPEL RED STRETCHER BOND
BW2- FACE BRICKWORK 2- COURTYARD WALL BOWRAL BRICKS MURRAY GREY STRETCHER BOND
CL1 - FACADE CLADDING 1 FAIRVIEW EQUITONE NATURA N154 GL1- GLAZED WINDOWS + DOORS POWDERCOATED FINISH TO MATCH MONUMENT
AL1- ALUMINIUM FRAME WINDOW + DOOR POWDERCOATED FINISH TO MATCH MONUMENT
PS1 - 45 DEGREE POWDERCOATED STEEL SCREEENING FINISH TO MATCH MONUMENT
PS2 POWDERCOATED FEATURE FRAME FINISH TO MATCH MONUMENTPST1- EXTERNAL STEELWORKS PAINT FINISH TO MATCH MONUMENT
CONC - BALCONY BALUSTRADES CONCRETE FINISH
FT1- FENCE TYPE 1 POWDERCOATED STEEL SCREEN FINISH TO MATCH MONUMENTTMB1- TIMBER FENCE1- HARDWOOD LAPPED + CAPPED
TMB2- MODWOOD DECKING
GRILL- ALUMINUM FRAME LOURVES POWDERCOATED TO MATCH MONUMENTTMS- TRACK SLIDING - SECURITY GATE HOT D GALVANISED RHS
PROJECT STATUS
7
SCALE 1 100 A3
4031 A203
SOUTH ELEVATION
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SOUTH ELEVATION01
Sheets
A203 - SOUTH ELEVATION
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
56700 m
2A013
ELE
CTRIC
AL
+ S
EW
ER E
ASEM
EN
T
SITE OPEN SPACE
REFER TO LANDSCAPE DRAWING FOR
LANDSCAPE DETAIL 7m
SET
BA
CK
TM
B1 F
EN
CE 1
800 H
IGH
TM
B1 F
EN
CE 1
800 H
IGH
TMB1 FENCE 1800 HIGH
PERG
OLA
7deg
37 228
6m
22860
BW
2
sump
sump
sump
sump
PP
2440
4500deg
2440
2755
566754
567069
5895
5510 390
PERGOLA
TNB1 FENCE 1800 HIGH
564000
LINE OF INFLUENCE
NORTH
PROJECT STATUS
14031 A013
PERGOLA PLAN + SECTION
9 FORBES STREET TURNER ACT
120618
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 100SITE PLAN - PERGOLA1
1 50SITE SECTION - PERGOLA2
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
Ref 4031-da representation responses-r2
20 December 2018
Applications Secretariat
ACT Planning and Land Authority
PO Box 365
MITCHELL ACT 2911
via email epdcustomerservicesactgovau
Re RESPONSE TO REPRESENTATIONS
DA201834426
BLOCK 9 SECTION 46 TURNER
Dear MadamSir
Please find following response to the three representations received in response to Development Application
DA201834426 for the proposed development of Block 9 Section 46 (9 Forbes Street) Turner
Should you wish to discuss any of the attached please do not hesitate to contact Conrad Moore or Erik Innes on 6248
8922
Yours sincerely
MUNNS SLY MOORE ARCHITECTS PTY LTD
CONRAD MOORE FRAIA
DIRECTOR
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 1 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
RESPONSE FROM ROY Mc ANDREW + LORRAINE TOMLINS
10 DRIVEWAYS
11 The applicant states in response to both R 73 and R75 that ldquoNot Applicable The proposed development does not include
internal drivewaysrdquo
It has been clearly acknowledged by the applicant and their
building surveyor and fire safety and risk engineer as a driveway
Therefore there is no reason to say that Rules 73 and 75 do not
apply
The DA drawings show that there are problems siting a rule
compliant driveway and the proposed dwelling structure
Drawing A061 indicates that the distance between the southern
boundary and the building wall is 43 metres R73 requires a
separation of 1 metre from an external wall and 1 metre from the
boundary The 1 m from the building in this case is a painted
pedestrian path with a handrail This leave a width of 23m for the
internal driveway where the minimum design standard specifies a
width of 30m A pedestrian walkway is not a driveway and must
be clearly delineated if not separated vertically
Furthermore in the statement against criteria ndash civil document
the applicants has stated
The access to the basement is designed as a ramp not an internal driveway thus the
reference to internal driveways being lsquoNot Applicablerdquo in the submitted response
prepared by the Civil Engineer and the Statement Against Relevant Criteria This
interpretation and referencing is consistent with the industry approach on similar
projects
In completing a detailed review in response to the representations we acknowledge the
access across the verge to the basement ramp could in part be considered a driveway
with the following explanation
- The Territory Plan does not include a definition for Driveways nor Ramps - The Australian Standard AS28901 Off Street Parking does include the
following definitions for driveways and ramps o Access Driveway ndash A roadway extending from the edge of the frontage
roadway to the property boundary to connect with the first ramp circulation roadway parking aisle or domestic driveway encountered and carrying one- or two-way traffic (see Figure 21) ndash provided below
o Ramp ndash A circulation roadway which connects an access driveway to an off-street car park on a substantially different level or which connects two levels in a multi-level car park (see Figure 21) ndash provided below
We confirm the proposed design is consistent with the requirements of AS28901 Off
Street Parking code for a lsquoramprsquo and the development does not include the provision of
an lsquoInternal Drivewayrsquo
However the extent of the access from the property boundary to the start of the ramp
(ie the parking bay) may be interpreted as an internal drive and we confirm this
section of lsquointernal drivewayrsquo is consistent with the requirements of C73 as there is a
1m offset from the boundary to the driveway and the driveway does not bound a
building Where the waiting bay is adjacent to the courtyard wall this section is provided
with landscape treatment between the paving and the wall
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 2 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The inclusion if pedestrian egress - not a pedestrian path - to the ramp is provided as
emergency egress only and will be signed and delineated in accordance with the
agreement with ACT Fire Brigade
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 3 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
12 In addition R 75 specifies a width of 5m for not less than 7m from
the boundary The current plan indicates that this may not be
achieved for any distance from the boundary as the landscape
plan indicates the 1m planting zone continues to the front
boundary and the paved area is in the order of 16m It only
comes close for a distance of around 5m meaning that a B99 car
will be hanging over the footpath when operating a door swipe
card
The proposed structure is too big and must be reduced in size
Further to the assessment in section 11 above should the section of ramp between the
boundary and the end of the passing bay be interpreted as an internal driveway then
the provision of the parking bay is consistent with C75 in that adequate space is
provided for the safe movement and passing of vehicles in accordance with the
requirements of AS28901
13 We also note noise from the driveway and the gate will impact
bedrooms 1 and 2 of Unit 2 Also as the driveway is on the south
side of the building and the 25 section is in permanent shade in
winter that it may not be possible to enter or exit the building on
a frosty morning
Some units are always impacted by driveway and access gates noise in multi-unit
developments The placement of windows courtyard walls and screening to the
windows has been provided to address these issues and minimise the impact on the
occupants of Unit 2
Similar driveways to the southern side of other developments in the area are able to
operate on winter mornings without issues being raised The ramp and concrete finish
are designed in accordance with the TCCS Standard Details and requirements and
Australian Standards
20 DRIVEWAY VERGE CROSSING
21 The demolished driveways are to have kerbs and verge reinstated
to make good Refer to the civil plans for further detailsrdquo
We note on the Driveway Plan that the kerb at the gutter on the
southern boundary remains in the same position but the kerb at
the gutter on the northern edge of the driveway is moved north by
some 3m this may impact on Tree 1 on the verge and it appears
that this has not been assessed
The existing street tree- Tree 1 - is shown on the architectural drawing A001 Site Plan
and is not impacted by the northern edge of the proposed verge crossing The Verge
Crossing is subject to TCCS Design Review as a part of this Development Application
30 PARKING
31 There is no provision for visitor parking on the site because the
applicant claims that on street parking is acceptable for the
required 2 visitor car parking spaces This is certainly not the
case
The parking requirements for the development have been assessed in accordance with
the ACTPLA Parking and Vehicular Access General Code The proposal fully complies with
the requirements of Sections 312 to 314 of the Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 4 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Prior to submitting the DA TTW has undertook two spot checks at Forbes Street in July
2017 to determine whether there is sufficient available on-street car parking to cater for
the new 2 car spaces There are generally car spaces available in the signposted car
parking areas within a 100m radius of the proposed development During peak visitor
times on the weekends and outside of working hours there are sufficient car spaces
available to cater for the 2 on street visitor car spaces
Further to this survey on 25102018 TTW carried out another spot check to determine
whether there was adequate parking available on Forbes Street within 100m of the
proposed development The survey indicated that there was at least three on street car
spaces available
32 In the Parking and Vehicular Access General Code under Section
311 d) the objectives for residential zones code state ldquosafe and
efficient access for all users with the needs of residents and
visitors being catered for by the onsite provision of adequate
parkingrdquo
In addition it is not possible to park on any of the streets within
100 metres of the site at certain times during the day
Section 311 d) of the Parking and Vehicular Access General Code requires the provision
of safe and efficient access The proposal complies with this requirement through the
provision of an entry path and doorway ndash compliant with AS14281 and the Premises
Access Code - to the pedestrian footpath to Forbes Street
Section 314 of the Parking and Vehicular Access General Code includes the provision of
short stay andor visitor parking within 100m of the development Refer also to
response 31 above in relation to provision and availability of short stay andor visitor
parking within 100m of the proposed development
33 Lack of any visitor parking on site was tested in a recent case in
Macleay Street (DA 201624931) which has less restrictive hours of
parking than does Forbes St In that case it was noted by the
delegate that there was to be
ldquobull No visitor parking on the site
Response
Plans were amended to include two visitor parking spaces on site
and a condition of approval is imposed to ensure that the visitor
parking spaces are provided on the siterdquo
Using the same logic as proposed by the applicant for visitor
parking for the future re-development of the Northbourne Flats
would lead to absolute chaos on the street No other development
on Forbes St has had a proposal approved without the provision of
adequate visitor parking on-site
A survey of the parking available on Forbes street at various times of the day and week
has been carried out (refer to 31 above) Each of these surveys demonstrated that
there is sufficient parking on street to provide for the 2 short stayvisitor car spaces
required to be located either on site or within 100m of the proposed development in
accordance with the requirements of Section 314 of the Parking and Vehicular Access
General Code
There are a number of developments of a similar nature in Forbes Street and the
surrounding areas The majority of these developments have security shutters to
basement car parks and no short stay or visitor parking on site
This proposal is not able to comment on the provision of parking to other existing and
proposed developments to Forbes Street
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 5 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
40 CAR PARKING GENERATION
The parking generation figures in the ldquoStatement Against Criteria
ndash Civilrdquo document provided by the applicant the figures used are
incorrect There are six two-bedroom apartments and one three
bedroom apartment
This means that the correct generation is 6 x 15 space plus 1 x 2
for a total of 11 resident spaces plus 2 visitor spaces for a total of
13 spaces rather than the 11 proposed
Again the proposed development is clearly too big for the site
Car parking has been provided in accordance with section 315 of the Parking and
Vehicular Access General Code as per the extract below from the Civil Statement
Against Relevant Criteria
The figures in the Civil Statement Against Relevant Criteria are consistent with those
provided in the representation only the 11 spaces provided for resident parking are
within the basement and the 2 spaces for visitor parking are nominated to be provided
on street Refer to section 30 Parking above for response to provision of visitor parking
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 6 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
50 BUILDING ENVELOPE
51 The applicant claims that the proposal complies with Criteria C26
ndash they state
ldquoThe proposed development includes minor encroachments of roof
overhangs and parapets to the building envelope within the
Primary Building Zonerdquo
C26 requires the buildings comply with all four sub-criteria ndash
although sub-criteria d) is not relevant in this case
In fact the incursion in the primary zone is in the order of 600mm
for the entire roof length and approximately 1600mm for a length
of 2200 mm in the rear zone The impact of this is that at midday
the shadows cast by the roof in the primary zone are
approximately 1200mm longer than they should be and behind
the primary zone 3200mm longer This is apart from the impact of
the massive box over the second level balcony See Drawing
A201
The impact of the proposed encroachments to the building envelope and resulting
shadows cast are provided on drawings A811 A812 and A813
Please refer to amended Roof Plan and Elevations which provide simplification of
parapets and roof form which results in a reduction in the roof heights and solar impact
of the proposed development
We note the shadows cast by the proposed development are consistent with the
shadows that result from the allowable building envelope
52 As stated in C26 (a) containing the building within the envelope is
more than just being about solar access for neighbours it is also
about keeping buildings to a reasonable size and similar to what
the rest of the street will eventually become
In summary the applicant is stating that the proposal does not
have any of the permitted encroachments which could be classed
as minor encroachments while claiming the massive
encroachments the proposal does have and which are not
permitted are able to be classed as minor
The proposed three storey height and scale of the building is consistent with existing
developments in Forbes Street and is reflective of the scale of buildings that may be
developed in the future
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 7 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
60 SCREENS
Even if the 25 opening trellises (as illustrated in the drawings)
are used on the south facing bedroom windows of Unit 5 the
screens and the windowsill levels would still permit passive
oversight of the rear open space and living areas of the residents
of Block 10 (7 Forbes St) The screens would need the trellises to
be at an angle of 45 degrees to the vertical plane of the windows
to avoid oversight
The configuration of the neighbouring living areas need to be
considered when assessing oversight and privacy considerations
Screen specification has been updated to include requirement for the provision of 45
degree blades to ensure oversight issues are addressed Refer to detail on A201
70 SITE COVERAGE
The applicant states that the proposal complies with C13
ldquoDevelopment includes the proposed retention of a lsquoProtected
Treersquo within the PBZ Area equal to that not developed in the PBZ
has been added to maximum 30 coverage to rear zone Refer to
drawing A010-Site Coverage Diagram for area analysis to
demonstrate compliance
Refer to correspondence at Appendix D for confirmation of
approval in principle to the approach takenrdquo
The Tree Protect Measures (TPM) in the Tree Management Plan
(TMP) mentions only one regulated tree located in the front zone
with intrusions of roots into the Primary Building Zone (PBZ)
The applicant is claiming an offset of 23 msup2 of PZU (Primary Zone
Uncoverage) Of the 23 msup2 claimed 7 msup2 is covered by the
concrete driveway ramp and cannot be considered as PZU
Furthermore the surface of that section of the driveway ramp is
below the natural ground level (ngl) by least 600 mm Then there
is the additional excavation for the driveway ramp structure in
that section meaning that the entire section is at least 700 mm
below the ngl
The assessment of the 30 coverage to the rear zone and offset of 23m2 for the PZU
was discussed and agreed in principle with ACTPLA representatives prior to the
submission of the development application The proposed scheme is consistent with the
approach discussed in the correspondence
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 8 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
The result is that only a maximum of 16 msup2 could be claimed as
offset for the excessive rear site coverage meaning more than
30 of the rear site is covered and the rule is not met
80 SOLAR ACCESS + VENITLATION
81 In the original community consultation document it stated
ldquoHousing ACT is looking to replace an ageing three bedroom
dwelling built in 1948 at 9 Forbes St Turner (Block 9 Section 46)
with a new multi-unit complexrdquo
And went on to add
ldquoHousing ACT is proposing to demolish the existing building and
construct seven new dwellings with a mixture of two and three
bedroom units and two Class C adaptable units to allow older
residents to age in place The proposed development is for three
storeys with a maximum building height of 969m and has been
designed to capitalise on solar access and cross ventilationrdquo
The applicant claims that R 57 of the MUHDC does not apply
because the units are apartments and that R 58 applies meaning
that only 70 of apartments are required to meet the 3 hours of
solar access rule
We note that no other development in Section 46 or neighbouring
sections has termed units as apartments ndash those DA applications
have clearly stated that R 58 or its predecessors did not apply
Also it is not as if ACT Housing has suddenly had a change of plan
as the perspective drawings were included in the consultation
document
The statement in the consultation document the proposed
development was ldquodesigned to capitalise on solar access and cross
ventilationrdquo was clearly false and that remains the case as Unit 2
which gets absolutely no sunlight after 1000 am and Unit 5 which
gets absolutely none during the required period
The proposed development clearly does not meet R 57 or indeed
ACT housingrsquos claimed objectives for the development
The Territory Plan defines an Apartment as
Apartment means a dwelling located within a building containing two or more dwellings
and which is not an attached house
The proposed development includes 7 dwellings thus these dwellings are classified as
apartments and the response to R57 and R58 is consistent with the Territory Plan
70 of the 7 dwelling proposed is 49 dwellings and the provision of solar access to five
apartments is consistent with R58
Each of the apartments are provided with access to two external facades - with the
placement of openings in these facades that allow for the provision of cross ventilation
to each dwelling
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 9 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
82 R 61 of MUHDC deals with Principal Private Open Space (PPOS)
and requires that PPOS which is located on the south-east corner
of a dwelling get not less than 3 hours of direct sunlight onto 50
of the minimum required area between 9am and 3pm on the
winter solstice or is located at an upper floor level and overlooks a
public street or public open space The PPOS of Unit 5 fails the
direct sunlight criterion but passes on the other part Yet that
applicant claims that each unit in the development is provided
with not less than 3 hours of direct sunlight This is clearly false
The provision of PPOS is compliant with R61 of the MHUDC The wording in the response
to R61 in the Statement Against Relevant Criteria should be
Complies
Each unit is provided with a POS in accordance with the area requirements of table A9
is screened from the Forbes Street is directly accessible from each dwelling and is
provided with not less than 3 hours direct sunlight or is at an upper floor level and
overlooking a public street
Refer to A001 Site Plan and A812 Solar Access Diagrams
83 Best solution is to reduce the number of units by one and re-
orientate some of the units
The Territory Plan exists to promote some order in development
and re-development and not to have developments impose an
unfair burden on neighbours and the precinct
To have Housing ACT seek to develop something that is too big for
the Block Section and Zone and not provide good solar design for
the intended residents is frankly appalling and sets a bad
precedent for future development
We believe that the development must be rejected and the
applicant made to make a fresh application with a completely new
more modest and solar aware design
Housing ACT considers the size and scale of the building to be consistent with similar
developments in this area and is confident that the proposed building complies with the
appropriate Planning Guidelines and Inner North Precinct Code
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 10 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
90 RESPONSE FROM WAI CHEN OWEN + ANTHONY CARTER
91
Refer to item 70 Site Coverage above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 11 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
92
Refer to item 50 Building Envelope above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 12 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
93
Refer to item 60 Screens above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 13 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
94
Refer to item 30 Parking above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 14 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
95
Refer to item 40 Car Parking Generation above
96
The driveway has been designed in accordance with e TCCS requirements for driveway
design (refer TCCS Standard Drawing DS5-02) It complies with the applicable criteria The driveway is a maximum of 55m wide (this is measured at the boundary)
The driveway is greater than the minimum width of 55m at the kerb
The driveway is greater than the minimum width of 3m at the front boundary
The driveway is at its greatest width at the kerb
The driveway has been offset from the side boundary the required distance and the
splays of the driveway have been designed in accordance with the appropriate TCCS
Standards which extend the driveway 24m each way at the kerb line
The southern side of the proposed driveway has the same position as the existing and
does not extend further past the adjacent boundary line if projected to the kerb
Refer also to item 20 Driveway Verge Crossing above
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 15 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
100 RESPONSE FROM CITY RENEWAL AUTHORITY
101 The City Renewal Authority provided comments and requested
additional information against the following lsquoDesign Quality
Principlesrsquo
1 Context and Neighbourhood Character ndash no comment 2 Built Form and Scale ndash refer to response below 3 Density ndash no comment 4 Sustainability ndash refer to response below 5 Landscape ndash refer to response below 6 Amenity ndash refer to response below
7 Safety ndash no comment 8 Housing Diversity and Social Interaction ndash no comment 9 Aesthetics ndash refer to response below
Refer to response below to comments provided against the lsquoDesign Quality Principlesrsquo
102 Principle 2 Built Form and Scale
The City Renewal Authority welcomes collaboration with the
Housing ACT design team to provide more information and input
into early concepts of current and future developments
Refer to comments at Principle 6 Amenity on increasing the
number of windows in the development
Refer to responses in sections 103 and 105 below
103 Principle 4 Sustainability
Further information is requested outlining the level of
sustainability performance being targeted for the development
with information on measures to enhance thermal values of the
building the energy performance rating being targeted energy
saving design improvements and water sensitive garden and
design features
Community consultation raised the importance of energy efficient
housing This could be better addressed in the proposal
documentation The proponent is encouraged to explore options
for the buildings thermal performance (to ensure resident comfort
in both summer and winter) solar passive design features and the
use of increased glazing and windows for example on the
northern elevation City Renewal Authority welcomes collaboration
with the Housing ACT design team to provide more information
and input into early concepts of current and future developments
All of the units in the development achieve an Energy Rating of 7 stars and above The
building fabric is provided with insulation in excess of NCCBCA requirements and
window placement was developed in consideration to provision of natural light and cross
ventilation as well as addressing requirements for privacy and the control of overlooking
to adjacent properties
The CRA noted the potential increase of glazing to the northern elevation The location
and extent of glazing has been provided to balance the requirements of balance solar
access cross ventilation views to street and landscaped spaces privacy from external
paths driveway and building interfaces and in response to requirements of the Territory
Plan for placement setbacks and overlooking
We look forward to working with CRA on the development of future projects and note
for this development significant discussion and development of the design occurred in
consultation with the EPSD ldquoImpact Teamrdquo from March to August 2017
Following an Initial Pre-Application meeting on 7th March 2017 the design was
significantly revised to better address issues around rear site coverage
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 16 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
Additional correspondence and communication with Rebecca Bamford and Rumana
Jumaly regarding the interpretation of R13 of the Inner North Precinct Code occurred
between March and July when a Revised Pre-Application meeting was held on the 26th
July
Following this second pre-application meeting revised drawings were circulated to
Rumana and Thara for comment with confirmation that we were ldquoheaded in the right
directionrdquo received in late August 2017 Rumana noted at this time that she wanted
confirmation of B99 vehicle manoeuvring in the basement ndash which has been provided ndash
and finished with ldquoI trust you will find the comments above helpful in making any further
modifications required prior to lodging a DArdquo
The proposal then went to Public Consultation from 26th February to 20th April 2018
through the ACT Government ldquoYourSayrdquo website and PopUp information kiosks before
compiling this information amending the proposal as required and submitting the DA in
in August 2018
104 Principle 5 Landscape
The community feedback identified the importance of communal
spaces within the development Nurturing social connectedness
and cohesion is an important element of city renewal It is
recommended that the proponent explore an alternative more
centralised and welcoming placement for the communal park
bench and consider increasing and enhancing the approach to
shared facilities and communal space throughout the
development
The entrance to the development has been provided centrally and is framed by the
maintenance of the existing mature hedge and private open spaces for Unit 1 and Unit
2 Any increase in the provision of public space will adversely impact the private open
space to these units and may also result in a furtive space in the front setback of the
development
The provision of communal space in the rear zone is a result of the drivers under the
Territory Plan to maintain deep root zones to the rear of sites and the requirement for
the mass of the development to be placed within the Primary Building Zone and the
limitation of development of the Rear Zone to 30
We also note Housing ACT have a preference for a reduction of communal spaces based
on client profile requirements maintenance and safety issues The proposed
development locates the 3 bedroom unit with direct access to the rear yard and
provides each of the 2 bedroom units with courtyards or terraces as a response to the
Housing ACT client needs
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 17 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
105 Principle 6 Amenity
The City Renewal Authority maintains that developments must
meet or exceed the Multi Unit Housing Development Codes rule to
achieve at least 70 of all apartments receiving a minimum of 3
hours sun penetration on the winter solstice This would achieve a
greater level of liveability for future residents and lift the
sustainability credentials of the development It is requested that
the applicant provide exploded axonometric sun diagrams
(floorplate by floorplate) demonstrating a minimum of 70 solar
penetration to all apartments in accordance with ACT Multi Unit
code
The proponent is encouraged to consider including more windows
particularly on the northern elevation to enable increased natural
light and ventilation for the apartments
We confirm the development provides 70 of the apartments (five units out of the
seven) with the minimum of 3 hours of solar penetration on the winter solstice Please
refer to exploded axonometric diagrams for each floor as requested
Please refer to item 103 above in relation to an increase in the extent of glazing to the
northern faccedilade
We note the provision of two external facades to each unit to facilitate cross ventilation
Refer to item 81 above
106 Principle 9 Aesthetics
It is recommended that to create and enhance a sense of arrival
and user experience a greater design emphasis be applied to the
entry area and corridor to the lifts to create a more generous and
inviting space
The design of the entry sequence and the spaces have been provided to balance the
sense of arrival with the quality of the amenity and functionality of the units ndash in
particular Unit 1 and Unit 2
A side entry option was considered during the options study for the proposed
development however this options resulted in a compromise to the sense of arrival and
lines of sight that impacted on surveillance and safety for residents and visitors
A central entry was the preferred model for the development with the entry path and
building entry framed by the existing hedge and units to the ground floor The entry is
highlighted by the use of vertical screening above the glazed entry doors which provide
occupants with a clear view from within the building to the street
The design of the entry foyer and lifts provides building occupants with a generous
corridor and access to each of the units and links to the stair and access to the rear
communal spaces It is proposed this space is provided with a masonry finish to match
the building exterior and provide a low maintenancehighly durable finish
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
DA Representation Responses
9 Forbes Street Turner
4031-da representation responses-r2
Page 18 of 18
REFERENCE REPRESENTATION RECEIVED RESPONSE
110 RESPONSE FROM ICON
111 External services plan required (for the sizing and location of
water and sewerage network connections on multi- unit or
commercial sites) Design Acceptance for External Services and Off
Site Works must be in principle design approved by Icon Water
Hydraulic Assets Phone Icon Water Asset Acceptance on ph 02
6248 3111 or email HydraulicAssetAcceptanceiconwatercomau
This needs to be referred back to Icon Water Building Approvals
area for approval prior to any DABA Approval by ACTPLA or
certifiers
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
112 The load capacity of the Icon Water access over the basement
must be verified and confirmed in writing (with computations) by
a licensed structural engineer and approved by Icon Water in
writing Hydraulic Design Acceptance of the above must be
obtained prior to resubmission
Refer to structural drawing SK2 - Ground Floor Plan which includes requirement for 5t
live load as per ICON requirements provided
113 Details of Icon Waters sewer andor water networks need to be
shown on the plans See survey CF120551 attached for sewer
information
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
114 Proposed pergola interferes with the sewer pipe protection
envelop Setback from rearwestern boundary of 39m is required
Refer to architectural drawing A013-r01 which includes plan and section to demonstrate
proposed pergola does not impact the sewer pipe protection envelope
115 Icon Water network and connections must be shown on relevant
drawings
Refer to drawing C100 with ICON lsquoProgress Stamp (In Principle)rsquo
116 Rock anchor and soil nails details need to be shown on relevant
drawings
Refer to response 117 below
117 All excavation methods anchor details and protections must have
Hydraulic Design Acceptance prior to resubmission
Refer to structural drawing SK1 - Basement Plan which includes proposed shoring
adjacent to north and south boundaries for basement Other excavation is not proposed
with the vicinity of ICON network assets or the easement to the rearwestern boundary
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
A202
A201
A203
01
02
01
A20101
1A303
1A303
LINE OF BOUNDARY
1A301
1A301
4deg
5deg
1A304
1A304
1A305
1A305
6deg
4deg
5deg
97deg 37 45725m
127deg 37 45725m
187deg
37 228
6m
12345673970 4230 4365 4365 4185 5350
3170
3335
2100
3335
3170
GT1 GT1
GT1
GT1
GT1 GT1
GT1
GT1
GT1
PS1
3m SETBACK
3m SETBACK
7m
SETBACK
6m
SETBACK
DP
DP DP DP DP
DP + SPEADERDPDP
DP + SPEADER DP + SPEADER
LINE OF BOUNDARY
LIN
E O
F BO
UN
DARY
MR1
MR1
MR1
MR1
MR1 MR1
1A302
1A302
PS2
PARAPET WALL
PARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALLPARAPET WALL
PARAPET WALL
DP + SPEADER
DP + SPEADER
DP + SPEADER
PARAPET WALL
MR1MR1
DP + SPEADER
PARAPET WALL
GT1
MR1
7deg5deg
DP
DP + SPEADER DP + SPEADER
DP + SPEADER
GT1
GT1
NORTH
PROJECT STATUS
9SCALE 1 100 A3
4031 A111
ROOF PLAN
9 FORBES STREET TURNER ACT
230818
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
8050
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100ROOF PLAN1
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
2400
2875
2875
3000
1800
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING ON TOP HATS FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO
ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
BUILDING ENVELOPE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A301 - SECTIONS SHEET 1
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
2400
2875
2875
3000
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL
REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS
REFER TO SCHEDULE
CL1 LIGHTWEIGHT
CLADDING FIXED TO TIMBER STUD
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS
DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO
FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
4
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A302 - SECTIONS SHEET 2
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
BED 3F + M
BED 1
2400
2875
2875
3000
NGL
A B C D FE
F + M
3000
2400
475
2400
475
2400
ALUMINIM SLIDING WINDOW
REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
BRICK VENEER WALL WITH
SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28
BULK INSULATION AND PLASTERBOARD LINING
6deg
4deg
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO
ENGINEERS DETAILS
5deg
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
NGL NGL
RL 56725
RL 56710
150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A303
SECTIONS SHEET 3
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 031
Sheets
A303 - SECTIONS SHEET 3
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
1800
A B C D FE
WC
BATH + LAUNDRY PASSAGE
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
WASTE ENCLOSURE
BRICK WALL
BRICK VENEER WALL WITH SISALATION R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING
CONCRETE SLAB + FOOTING TO
ENGINEERS DETAILS
CONCRETE COLUMN + BEAM
TO ENGINEERS DETAILS
6deg
4deg
STEEL COLUMN TO
ENGINEER DETAILS
1800
3000
2400
475
2400
475
2400
5deg
GT1
GT1
GT1
GT1
GT1
BAL COMPLY BALSTRADE amp HANDRAILS
LINE OF FENCE
FOYER
STAIRCASE
CLEAR
OPEN
ING
2300
BED 2
BED 2BATHROOM
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LIFT SHAFT
562640 m
LIFT SHAFT BEYOND
SHOWN DASHED
PROTECTIVE CONCRETE TO BASEMENT LID WITH STRUCTURAL SLAB TO STRUC ENGINEER DETAILS
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILSSERVICES
ROOM
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
FOYER
FOYER
NGL
NGL
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
LINE OF FENCE
35m
18m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A304
SECTIONS SHEET 4
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 041
Sheets
A304 - SECTIONS SHEET 4
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
2400
2875
2875
3000
WT10WT10
WT15
A B C D FE
F + M BED 1
F + M KITCHENF + M
KITCHEN
KITCHENF + M
2400
475
2400
475
2400
3000
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO TIMBER STUD WITH SISALATION R28 BULK INSULATION
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
CONCRETE SLAB + FOOTING
TO ENGINEERS DETAILS
CONCRETE COLUMN +
BEAM TO ENGINEERS DETAILS
GT1
GT1GT1
DRIVEWAY RAMP amp KERB
REFER TO CIVIL ENG DETAILS
BRICK VENEER WALL WITH SISALATION
R28 BULK INSULATION AND PLASTERBOARD LINING
5deg 4deg
CL1 LIGHTWEIGHT CLADDING ON TOP
HATS FIXED TO BLOCKWORK
LINE OF FENCE
METAL DECK ROOF WITH 55MM BUILDING
BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD LINING TO CEILING
PS1
BW2
FOOTING TO STRUC
ENG DETAILS
PROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOWPROVIDE 2HR FIRE RATED CONSTRUCTION SEPARATING
UNIT ABOVE FROM ROOF VOID TO UNIT BELOW
PROVIDE HANDRAIL BETWEEN RAMP +
FENCE IN ACCORDANCE WITH NCC BC REQUIREMENTS
KITCHENF + M
NGL
LINE OF FENCE
RL 56725
RL 56710
EXISTING RW
SHOWN NOMINAL 150 FALL
CONCRETE WALL REFER TO
STRUCT ENGINEER DETAILS
GT1
7deg 5deg
24m35m
BUIL
DIN
G E
NV
ELO
PE
PROJECT STATUS
5
SCALE 1 100 A3
4031 A305
SECTIONS SHEET 5
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
00 1250
2500
5000
7500
10000
15000
20000
1 100
SECTION 051
Sheets
A305 - SECTIONS SHEET 5
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
BUILDING ENVELOPES SHADOW
BUILDING ENVELOPES SHADOWBUILDING ENVELOPES SHADOW
NORTH
PROJECT STATUS
14031 A8121
SHADOW DIAGRAMS
9 FORBES STREET TURNER ACT
111518
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT
1 500SOLAR PLAN - 21ST JUNE - 9AM1
1 500SOLAR PLAN - 21ST JUNE - 12PM2
1 500SOLAR PLAN - 21ST JUNE - 3PM3
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
From Erik InnesSent Thursday 10 January 2019 1233 PMTo EPD Customer ServicesCc Randall Wesley Conrad MooreSubject DA201834426 - Response to Representations + Supporting Documentation - Email 1 of5 EmilyThanks for your help this morning Please find attached email 1 of 5 with documents wewere trying to upload to eDevelopment
DescriptionResponse to representations including amended documents and additional information
1 Revised roof to Level 2 to reduce building height2 Amended front parapet to reduce bulk3 Amended Solar Diagram to show shadowing impact of proposed development vs
allowable building envelope4 Solar diagrams to demonstrate solar penetration within units to each level in
response to City Renewal Authority comments5 Amended External Services Plan in response to ICON comments6 ICON In Principle approval in response to ICON comments7 Structural details in response to ICON comments8 Pergola details in response to ICON comments
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From EPD Customer Services ltEPDCustomerServicesactgovaugtSent Wednesday 9 January 2019 1157 AMTo Erik InnesSubject eDevelopment troubleshooting tips [SEC=UNCLASSIFIED] Hi Eric Please see attached eDevelopment troubleshooting tips If problems persist please feel free to contact me Regards
Emily Hitchins | Customer CoordinationPhone 02 6207 1923 | Email epdcustomerservicesactgovauAccess Canberra | Chief Minister Treasury and Economic Development Directorate | ACT Government16 Challis St Dickson | GPO BOX 158 Canberra City ACT 2601 | wwwactgovauaccessCBR
cidimage006jpg01D31C1BE0820B30
-----------------------------------------------------------------------This email and any attachments may be confidential and also privileged If you are not theintended recipient please notify the sender and delete all copies of this transmission alongwith any attachments immediately You should not copy or use it for any purpose nordisclose its contents to any other person-----------------------------------------------------------------------
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
From Pini HaydenTo EPD Customer ServicesSubject DA-201834426S144DDate Tuesday 12 February 2019 31000 PM
UNCLASSIFIED
Good Afternoon Customer Services Can I please request that the S144D further information provided for DA-201834426 be referredto the City Renewal Authority for comment Kind regards Hayden Pini | Assessment OfficerDevelopment Assessment Phone 02 6207 8728 | HaydenPiniactgovauPlanning Delivery Division | Environment Planning and Sustainable Development Directorate | ACTGovernment
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
From Erik InnesTo Pini HaydenCc Randall Wesley Williams Ken Conrad MooreSubject Fw Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7)Date Tuesday 5 February 2019 100254 AMAttachments Outlook-0nscw1fmjpg
PLAN-201834426-TEMP TRAFFIC MGMT-01pdfPLAN-201834426-TRAFF CONTROL DEVICE-01pdfSECTION-201834426-1-01pdfSECTION-201834426-2-01pdf
Regards
ERIK INNES FRAIADIRECTOR
The content of this e-mail including attachments may be legally privileged and confidential Any unauthorised use of thecontents is expressly prohibited If you have received this message in error please notify us by email oninfomunnsslymoorecomau and then delete the message and any attachment(s) Munns Sly Moore Architects Pty Ltdshall not be liable for loss damages claims demands and causes of actions occurring as a result of transferring or usingthis data
From developmentapplicationsiconwatercomaultdevelopmentapplicationsiconwatercomaugtSent Wednesday 30 January 2019 331 PMTo Erik InnesSubject Icon Water Application Decision Application - 174720 Turner - 946 (Email 5 of 7) Icon Water Approval ID 174720 Turner 9 46 Your application has been assessed against Icon Waters water and seweragenetwork access and asset protection requirements Please find attached an Icon Water DECISION STATEMENT together with yourstamped plans A failure to comply with decision statement conditions will invalidate the approvaland will expose the land-holder to prosecution under the Utilities Act 2000 Non-compliant submissions must be rectified and resubmitted to Icon Water forapproval prior to construction commencing A decision to proceed withconstruction using unapproved drawings will expose the land-holder toprosecution under the Utilities Act 2000 Please note Separate decision statements are required from other utilities (egelectricity gas stormwater and communications)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
1
2
3
4
5
6
7
8
GROUND FLOOR
567440 m
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
LEVEL 2
570090 m
FCL 03
572490 m
BATHROOM + LAUNDRY
F + M
F + M
F + M
KITCHENFOYER
NGL
NGL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1234567
F + M
1395
2400
2875
2875
3000
1800
1395
2400
475
2400
475
2400
3000
1800
FOYER
LIFT CAR
FOYER
REFUGERL 56450
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING ON TOP HATS
FIXED TO BLOCKWORK
CL1 LIGHTWEIGHT CLADDING ON TOP HATS FIXED TO TIMBER STUD WITH
SISALATION R28 BULK INSULATION
PS2
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
LIFT SHAFT
562640 m
LIFT SHAFT
562640 m
KITCHEN
BAL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BAL
BAL
14345
PROJECT STATUS
4
SCALE 1 100 A3
4031 A301
SECTIONS SHEET 1
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 011
Sheets
A061 - PUBLIC NOTIFICATION - GROUND
A062 - PUBLIC NOTIFICATION - LEVEL 1
A063 - PUBLIC NOTIFICATION - LEVEL 2
A201 - EAST + WEST ELEVATIONS
A202 - NORTH ELEVATION
A203 - SOUTH ELEVATION
A301 - SECTIONS SHEET 1
A302 - SECTIONS SHEET 2
A303 - SECTIONS SHEET 3
A304 - SECTIONS SHEET 4
A305 - SECTIONS SHEET 5
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
GROUND FLOOR
567440 m
LEVEL 1
570315 m
BASEMENT PLAN
564440 m
FCL 02
569615 m
FCL 01
569840 m
LEVEL 2
570090 m
FCL 03
572490 m
1234567
BED 1 PASSAGE BATHROOM BATHROOM PASSAGE F + M
F + MPASSAGEBATHROOMBED 2BED 1 BAL
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
BRICK VENEER WALL WITH SISALATION R28BULK INSULATION AND PLASTERBOARD LINING
1395
2400
2875
2875
3000
1395
2400
475
2400
475
2400
3000
BASEMENT
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
PS1
BALCONY CONCRETE WALL REFER TO ENGINEERS DETAIL
ALUMINIM SLIDING DOORS REFER TO SCHEDULE
CL1 LIGHTWEIGHT CLADDING FIXED TO
TIMBER STUD
CONCRETE SLAB + FOOTING TO ENGINEERS DETAILS
CONCRETE COLUMN + BEAM TO ENGINEERS DETAILS
CONCRETE WALL TO ENGINEERS DETAILS
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BALCONY SHARED WALL TO FUTURE DETAIL
METAL DECK ROOF WITH 55MM BUILDING BLANKET R13 R30 BULK INSULATION AND PLASTERBOARD TO CEILING
BUILDING ENVELOPE
NGL
NGL
PROJECT STATUS
3
SCALE 1 100 A3
4031 A302
SECTIONS SHEET 2
9 FORBES STREET TURNER ACT
040918
BK9 SEC46 TURNER
Issue For Approval HOUSING ACT - MULTI UNIT DEVELOPMENT5 10
0 20
30
30
60
80
50
100
200
300
400
600
800
500
1000
2000
3000
4000
6000
8000
1 100
SECTION 021
Sheets
A201 - EAST + WEST ELEVATIONS
A203 - SOUTH ELEVATION
A302 - SECTIONS SHEET 2
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
19_16094 - Document 10 - Icon Water Application Decision (A20197138)
Future applications Icon Water has introduced an online planning application process for obtainingutility clearances prior to submitting a development application or seeking buildingapproval This revised application process consists of an electronic form available here Byusing the online form applicants will no longer need to complete the respectiveWaterSewerage and ElectricityGas application forms When an application is submitted it will be assessed against the water sewerageelectricity and gas networks Icon Water requests that organisations register their details if they regularly submitapplications Registration will reduce the time it takes to lodge an application Toregister send a return email including the organisations name a contact namephone number and email address Regards Ian McDonellBuilding Approvals and Network Protection Icon Water Telephone 02 6248 3111Facsimile 02 6242 1459Email developmentapplicationsiconwatercomauGPO Box 366 Canberra ACT 2601wwwiconwatercomau Please consider our environment before printing this emailPLEASE NOTE This email and any attachments may be confidential If received inerror please delete all copies and advise the sender The reproduction or dissemination ofthis email or its attachments is prohibited without the consent of the sender WARNINGRE VIRUSES Our computer systems sweep outgoing email to guard against viruses butno warranty is given that this email or its attachments are virus free Before opening orusing attachments please check for viruses Our liability is limited to the re-supply of anyaffected attachments Any views expressed in this message are those of the individualsender except where the sender expressly and with authority states them to be the viewsof the organisation
