proposed residential development - … · provide an opinion in relation to internal daylight...
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PROPOSED RESIDENTIAL DEVELOPMENT
26-56 Queens Parade Fitzroy North
STATEMENT OF EVIDENCE
VCAT Reference No P2079/2016
INTERNAL DAYLIGHT
FOR
GURNER 26-56 QUEENS PARADE PTY LTD
21 August 2017
File 1091A
26-56 Queens Pde, Fitzroy North VCAT Witness Statement 21 August 2017
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CONTENTS 1. SCOPE ............................................................................................................................................. 4
2. SOURCES OF INFORMATION ......................................................................................................... 4
3. QUALIFICATIONS AND EXPERIENCE ............................................................................................ 4
4. RELEVANT POLICY CONSIDERATIONS ........................................................................................ 4
4.1. Yarra Planning Scheme Clause 22.17 – Environmentally Sustainable Development .......................... 4
4.2. Built Environment Sustainability Scorecard (BESS) ........................................................................... 5
5. INTERNAL DAYLIGHT LEVELS ....................................................................................................... 6
5.1. Methodology ..................................................................................................................................... 6
5.2. Key Assumptions............................................................................................................................... 7
6. DAYLIGHT SIMULATION RESULTS ................................................................................................ 9
6.1. Daylight Modelling Scope .................................................................................................................. 9
6.2. Daylight Factor Benchmark Results ................................................................................................... 9
6.3. Optimising Daylight Access ............................................................................................................... 9
7. CONCLUSION ................................................................................................................................ 10
APPENDIX 1: VCAT PRACTICE NOTE 2 ................................................................................................... 12
APPENDIX 2: CIRCULATED PLANS CONTOUR PLOTS ........................................................................... 14
APPENDIX 3: REVISED APARTMENT CONTOUR PLOTS ........................................................................ 17
APPENDIX 4: DAYLIGHT SENSOR PLOTS ............................................................................................... 20
APPENDIX 5: REVISED GROUND, LEVEL 1 & LEVEL 2 PLANS .............................................................. 36
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Issue Date Prepared Approved Status
A1 20/03/17 JT JT VCAT
B 20/08/17 JT JT VCAT
1 Based on the Koichi Takada architectural scheme.
© Ark Resources 2017
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1. Scope This Statement has been prepared in response to instructions from Planning & Property Partners Pty Ltd to provide an opinion in relation to internal daylight levels within habitable rooms in the proposed residential development at 26-56 Queens Parade, Fitzroy North.
2. Sources of Information In the course of undertaking this analysis, I have reviewed the following documents:
• Clause 22.17 Yarra Planning Scheme - Environmentally Sustainable Development
• Architectural drawing set issued by Cox Architects on 24 July 2017 and circulated to VCAT and all parties.
• Internal and external finishes schedule issued by Cox Architects.
• City of Yarra Sustainable Design Assessment in the Process (SDAPP) Fact Sheet, Indoor Environmental Quality.
• 19-21 Judd Street, Richmond, VCAT Decision, G3 Projects Pty Ltd v Yarra CC (Red Dot) [2016] VCAT 373 (9 March 2016)
• 14-16 The Esplanade St Kilda, VCAT Decision, Barana (St Kilda) Investments Pty Ltd v Port Phillip CC [2016] VCAT 1510 (6 September 2016).
• IEQ-4 Daylight Technical Criteria, Green Star Multi Unit Residential Technical Manual, Green Building Council Australia.
• Technical Guidance for Daylight, Sustainable Built Environment, 2010.
• Council delegate report dated 9 August 2017.
3. Qualifications and Experience My qualifications and experience are set out in Appendix 1.
4. Relevant Policy Considerations 4.1. Yarra Planning Scheme Clause 22.17 – Environmentally
Sustainable Development Several years ago, the City of Yarra developed a range of fact sheets as a guide to environmentally sustainable design issues for permit applicants. These are known as the Sustainable Design Assessment in
the Planning Process (SDAPP) Fact Sheets2. The SDAPP facts sheets include ‘best practice’ standards for individual sustainable design issues and these benchmarks currently form the basis upon which the City of Yarra assesses ESD performance outcomes for planning applications.
In order to formalise the process, the City of Yarra implemented an Environmentally Sustainable Design Policy (ESD Policy) into the planning scheme. The local policy is at Clause 22.17 of the Yarra Planning Scheme and is in in identical format to the local policies approved in late 2015 by the Minister for Planning for Banyule, Moreland, Port Phillip, Whitehorse and Yarra Councils, and the policy approved in late 2016 for the Monash Planning Scheme.
The ESD Policy nominates the following overarching objective in relation to environmentally sustainable development:
2 www.yarracity.vic.gov.au/DownloadDocument.ashx?DocumentID=6247*
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The overarching objective of this policy is that development should achieve best practice
in environmentally sustainable development, including from the design stage through to
construction and operation.
The Policy also cites objectives in relation to the following sustainable design issues:
• Energy Performance
• Water Resources
• Indoor Environment Quality
• Stormwater Management
• Transport
• Waste Management
• Urban Ecology
Of particular relevance to the scope of my assessment, the Policy specifies the following objectives in relation to Indoor Environmental Quality:
• To achieve a healthy indoor environment quality for the wellbeing of building occupants, including the provision of fresh air intake, cross ventilation, natural daylight and appropriate levels of lighting.
• To achieve thermal comfort levels with minimised need for mechanical heating, ventilation and cooling.
• To reduce indoor air pollutants by use of materials with low toxic chemicals, minimal off-gassing and production of allergens.
• To reduce reliance on mechanical heating, ventilation, cooling and lighting systems.
• To use flexible internal controls for any mechanical systems.
• To minimise noise levels and noise transfer within and between buildings and associated external areas.
The ESD Policy does not mandate performance outcomes or standards in relation to overall performance or specific ESD issues however it does list a variety of ‘example tools’ for different development types which may be used for the purposes of assessing developments to demonstrate that the objectives of the Policy are met.
The ‘example tools’ for developments of 10 or more dwellings are BESS, Green Star, MUSIC and STORM.
4.2. Built Environment Sustainability Scorecard (BESS)
The Built Environment Sustainability Scorecard3 (BESS) is a sustainable design assessment framework which has been developed by the Council Alliance for a Sustainable Built Environment (CASBE). The BESS tool was released in 2015 with the objective of replacing the STEPS tool and the Sustainable Design Scorecard which were developed by Moreland and Port Phillip Councils and have been widely used for the past decade.
The BESS tool is nominated as a reference document in the ESD Policy and sets the following performance standards for daylight within residential developments:
• At least 80% of dwellings achieve a daylight factor greater than 1% to 90% of the floor area of each living area, including kitchens;
• At least 80% of dwellings achieve a daylight factor greater than 0.5% to 90% of the floor area in all bedrooms.
These daylight factor benchmarks are consistent with the ‘best practice’ standards set out in the Yarra SDAPP documentation which underpins the Council’s assessment of sustainable design outcomes.
3 www.bess.net.au
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Furthermore, I note that these BESS benchmarks for daylight were adopted by the Tribunal in recent decisions4 in which internal daylight levels within apartments were a key issue. It is notable that BESS stipulates that only 80% of apartments are required to comply with the ‘best practice’ daylight factor threshold. I interpret this as an acknowledgement of the daylight constraints which affect the majority of infill apartment development sites due to factors including the existence of adjacent buildings, site geometry, views, outlook, orientation, built form planning controls and equitable development considerations. In my opinion, the 80% ‘best practice’ compliance requirement implies that whilst the majority of apartments should achieve the ‘best practice’ standard, it is reasonable to have a proportion of apartments which have ‘adequate’ (as opposed to best practice) levels of daylight. The 80% proportion nominated in BESS is arbitrary and, in my view, should therefore be considered as a guideline rather than a strict pass/fail criterion.
There is no guidance in the Council’s ESD Policy, BESS, or any reference documents to assist in defining an ‘adequate’ level of daylight within the proportion of bedrooms or living rooms which do not meet the ‘best practice’ benchmark (i.e. in cases where the threshold daylight factor is achieved for less than 90% of the floor area of the room). In my opinion, the key test of whether daylight levels are adequate should be directly related to the functions being performed within the space. In other words, if there is sufficient light within a proportion of the room to enable the usual activities to be undertaken during daylight hours, then the daylight levels within the room may, in my opinion, be regarded as satisfactory. I acknowledge that, at its core, this approach requires a subjective assessment but that the daylight modelling results which are an objective measure can be used as the basis for the analysis. I note that the Tribunal has endorsed this inherently qualitative approach in several recent decisions including G3 Projects Pty Ltd v Yarra CC.
On a related topic, the BESS daylight factor threshold of 1% for living/dining/kitchen areas does not differentiate between the different zones despite their very distinct functions. In my opinion, the emphasis should be on providing a high level of daylight to the living and dining zones and I accept that seeking to apply a daylight factor of 1% to 90% of the area of these zones is appropriate. However, due to the precise nature of tasks undertaken in kitchens, many of these activities will require high levels of illuminance which can only be provided with task lighting – particularly given that a significant proportion of meal preparation is not undertaken during daylight hours. For these reasons, I believe that daylight levels within kitchens in the range of 0.5% - 1% daylight factor are adequate, provided that effective (and energy efficient) task lighting is installed to provide the high levels of illuminance when required.
Finally, it is my firm view that although daylight is an important determinant of internal amenity, a holistic, balanced approach should be adopted which also considers other aspects of amenity including room size and layout, orientation and balcony depth/size. Care needs to be taken to avoid a narrow interpretation and strict adherence to the BESS daylight standards as this can readily lead to perverse outcomes such as, for example, narrow/unusable balconies or the inappropriate location of kitchens which could have an adverse effect on overall amenity. I do not support ‘technical fixes’ of this type and will apply this philosophy to my interpretation of daylight levels.
5. Internal Daylight Levels 5.1. Methodology Internal daylight levels have been estimated using the Radiance software which is widely used for lighting simulation and is acknowledged within the sustainable design industry as an accurate modelling tool.
The assessment of compliance with the daylight benchmarks set out above has been undertaken using the daylighting component of the IES Virtual Environment building simulation software which has a Radiance interface.
4 G3 Projects Pty Ltd v Yarra CC (Red Dot) [2016] VCAT 373 (9 March 2016), Barana (St Kilda) Investments Pty Ltd v Port Phillip CC [2016] VCAT 1510 (6 September 2016).
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In the absence of any guidance within the BESS documentation, the daylight modelling has been carried out in accordance with the material schedule and the technical criteria set out in the Green Star tool which is referenced in the relevant BESS tool notes.
The daylight simulation is based on a ‘uniform sky’ model with a horizontal external illuminance of 10,000 lux which approximates the conditions on a dull overcast day in Melbourne. Because the design sky assumed is of uniform brightness, the results are independent of orientation and do not take into account the effects of directional sunlight which occurs in partially cloudy or sunny conditions. The results should therefore be considered to represent a ‘worst case’ scenario which will be exceeded 85% of the time during daylight hours.5
The daylight factor is the proportion of external illuminance at a given point within a room expressed as a percentage. In the 10,000 lux design sky model adopted for this analysis, the 1% and 0.5% daylight factor thresholds are equivalent to 100 lux and 50 lux respectively.
5.2. Key Assumptions
The following assumptions have been made for the visible light transmission of glazing and reflectance values assumed for building materials and internal finishes.
Glazing Type Glazing Tint Visible Light Transmittance (VLT)
Label Colour %
Exterior Glazing Clear 75 Table 1: Glazing Properties
The Ground floor glazing has been assumed to be full height to optimise daylight access to internal rooms.
Construction Element Surface Reflectance/Visible Light Transmittance Description
%
Floors 60 Light-coloured carpet & timber flooring
Internal Walls 70 White wall paint
Ceilings 80 White ceiling paint
Timber balustrades 40 Natural timber battens
Timber privacy screens 40 Natural timber battens Table 2: Materials & Finishes Properties
For the purposes of this daylight simulation, the adjacent buildings indicated on floor plans and 3-dimensional architectural model issued by Cox Architecture have been incorporated into the model.
Images of the 3-Dimensional model for the subject and adjoining sites are provided overleaf.
5 Green Star Technical Criteria IEQ-4: Daylight, Multi Unit Residential Tool.
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Figure 1: 3D image of development on subject and adjoining sites (view from North East)
Figure 2: 3D image of development on subject and adjoining sites (View from South)
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6. Daylight Simulation Results 6.1. Daylight Modelling Scope Daylight modelling has been undertaken for all bedrooms and open plan living/dining/kitchen areas of apartments on the ground floor, level 1 and level 2. I have not considered it necessary to undertake daylight modelling of the upper level apartments as these have far greater access to daylight due to the smaller tower floor plates and, in my opinion, will receive sufficient daylight to meet the Council’s best practice benchmark.
I note that the Council’s ESD advisor has only raised concerns in relation to daylight access of a selection of dwellings on the ground floor and level 1.6
Daylight contour plots of the ground floor, level 1 and level 2 which show the distribution of daylight within habitable rooms of all apartments are attached in Appendix 2. These plots also indicate the rooms which do not meet best practice - the percentage of the floor area over the daylight threshold is indicated by a number in each room which fails to meet the 90% best practice target. All other rooms (i.e. those without numbers) meet the best practice standard.
6.2. Daylight Factor Benchmark Results The results of the daylight modelling of the ground floor, level 1 and level 2 VCAT circulated plans (dated 24 July 2017) demonstrate that:
• 81% (113 of 139) of the living/dining/kitchen areas modelled exceed the 1% daylight factor and therefore meet the best practice benchmark;
• 98% (226 of 230) of the bedrooms modelled exceed the 0.5% daylight factor and therefore meet the best practice benchmark.
On a whole of development basis, and based on the assumptions outlined:
• 91% (269 of 295) of living/dining/kitchen areas exceed the 1% daylight factor;
• 99.3% (557 of 561) of bedrooms exceed the 0.5% daylight factor.
The scheme circulated for the purposes of the VCAT hearing is predicted to significantly exceed the BESS daylight standard for both living/ dining/kitchen areas and bedrooms as this only requires 80% of rooms of each type to achieve the best practice standard.
6.3. Optimising Daylight Access The modelling has identified a total of 30 rooms, comprising 4 bedrooms and 26 living rooms, which do not meet best practice. An analysis of these rooms indicates that:
• 14 of the 26 living/dining/kitchen areas exceed the 1% daylight factor threshold over more than 70% of the floor area;
• The remaining 12 living/dining/kitchen areas exceed the 1% daylight factor threshold for typically 40-60% of the floor area and, in my opinion, would benefit from improved access to daylight;
• 3 of the 4 bedrooms are only marginally below the best practice standard, with testing showing that 88% and 89% of the respective floor areas exceed the 0.5% daylight factor threshold;
• The remaining one bedroom has 63% of the floor area over the 0.5% daylight factor threshold
Despite the fact that a very high proportion of rooms in the development exceed the best practice standard, indeed that the overall proposal is BESS compliant, I believe that changes should be made to the layouts of a number of the modelled apartments within the proposed building footprint to optimise daylight access. I have therefore recommended amendments to a number of apartment layouts to achieve that objective.
6 See Delegate Report paragraph 257.
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The revised layouts for these apartments are shown on the amended floor plans prepared by Cox Architecture on 17 August 2017 and are attached as Appendix 5.
Daylight simulation has been undertaken of these revised layouts, and the contour plots for all three levels showing the results for each room, are attached in Appendix 3.
These results confirm that, if these revisions are all adopted:
• all 4 of the bedrooms will exceed the 0.5% daylight factor for living/kitchens and therefore 100% of the bedrooms in the development will achieve the best practice benchmark;
• an additional 10 living/dining/kitchen areas meet the best practice standard which brings the total to 94.6% (279 of 295) of all apartments in the development;
• Only 16 (5.4%) of living/dining/kitchen areas do not meet the best practice standard
In order to accurately determine the distribution of daylight within each of the living rooms which do not under this analysis comply with the best practice standard (16 of 295), I have prepared detailed threshold plots which show the area of the room which exceeds the 1% daylight factor and also the illuminance levels at multiple points distributed throughout the respective rooms. Images of these plots are also provided in Appendix 4.
I have reviewed these plots in detail and note that, in all cases, the illuminance levels in the specific living and dining areas exceed 1% daylight factor and are significantly higher than this for a large proportion of the respective rooms.
The daylight levels within kitchen zones are more variable, however in most cases a portion of the working surface within each kitchen exceeds 100 lux. Given this daylight simulation model is a ‘worst case’ model, these daylight levels will, in reality, be exceeded for 85% of daylight hours due to the variation in sky conditions which occurs throughout the year and, in my opinion, the light levels experienced within these kitchens will enable residents to perform the majority of simple kitchen activities without artificial light during daylight hours.
There are however 3 apartments (C10106, C20107, C20103) in which the results indicate that although the daylight levels in living and dining areas exceed the 100 lux threshold, the illuminance in the kitchen zone remains below 100 lux despite the revisions to the layouts (refer to Appendix 5). This is due to the geometry of the rooms and the location of the kitchen at the rear of the room. Relocating the kitchens within these apartments so they are closer to the façade would achieve ‘technical compliance’ but, in my opinion, could have adverse consequences for the functionality of the living areas of those 3 apartments.
7. Conclusion The daylight modelling results confirm that the architectural scheme circulated for the purposes of this VCAT hearing does meet the BESS daylight standard as 91% (269 of 295) of all living/ dining/kitchen areas and 99.5% (557 of 561) of bedrooms achieve the best practice standard adopted by the City of Yarra.
Daylight access can be markedly improved within the 30 rooms (26 living and 4 bedrooms) which are below best practice, without altering the proposed footprint of the development at lower levels. If the minor revisions I have recommended are adopted (see Appendix 5), all bedrooms and 94.6% (279 of 295) of living/dining/kitchen areas in the development will meet the best practice standard.
Even if my proposed revisions are adopted, 16 living/dining/kitchen areas (5.4% of the development total) will not meet the best practice standard. However, I am satisfied that the living and dining areas of these apartments will receive sufficient daylight which will be adequate to undertake the usual tasks and activities during daylight hours.
The daylight levels within the kitchens of these 16 apartments are variable and will need to be supplemented with effective task lighting providing a benchtop illuminance of 250–300 to enable intricate and precise tasks to be performed.
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This is a substantial project of 295 apartments and it exhibits a very high order of compliance with daylight best practice standards.
Jan Talacko Director
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Appendix 1: VCAT Practice Note 2 Name
Jan Talacko Director Ark Resources Pty Ltd
Address
Suite 8 10 Northumberland Street South Melbourne VICTORIA 3205
Qualifications
My qualifications and membership of professional associations are as follows: ▪ Master of Environmental Science, Monash University ▪ Green Star Accredited Professional ▪ Member, Department of Climate Change & Energy Efficiency, NatHERS Technical Advisory Committee ▪ Member, Australian Building Codes Board Energy Efficiency Reference Group ▪ Member, BDAV Energy & Sustainability Hub Advisory Board ▪ Member BESS Technical Reference Group
Experience
I have approximately 22 years’ experience as a sustainable development consultant including: ▪ 5 years with Ecosound Solutions; ▪ 17 years with Ark Resources Pty Ltd.
Areas of Expertise
I have substantial experience and expertise in residential and commercial energy efficiency strategies, residential and commercial water cycle opportunities, operational waste management and environmental assessment of material use in construction. I have also prepared ESD guidelines and assessment tools on behalf of Federal and State Government Departments and Local Government Authorities including the development of the STEPS sustainability assessment tool for Moreland City Council, the VicBEST tool for the State Government and Sustainable Design guidelines for the Yarra City Council. I have undertaken numerous peer reviews of development proposals for Government Statutory Authorities, Local Government & private sector clients.
Expertise to Prepare this Assessment
My experience and expertise over the past 20 years as detailed above includes numerous assessments in relation to ESD outcomes for residential, commercial and industrial developments, including energy, water cycle and materials issues. I am therefore well qualified in terms of being able to provide a detailed expert assessment in relation to the proposed development.
Instructions
In February 2017, I was instructed by Property & Planning Partners to review the proposed scheme prepared by Koichi Takada Architects for the development at 26-56 Queens Parade, Fitzroy North in relation to internal daylight levels within habitable rooms and provide advice in response to concerns raised by Council. I prepared an Expert Witness Statement for the Koichi Takada Scheme however when the hearing was postponed and Cox Architects were engaged to prepare a revised scheme I was instructed to undertake an analysis of the proposed development on the same basis.
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Facts, Matters and Assumptions Relied Upon
Refer to Section 2 on page 1 of the report.
Documents Taken into Account
See above and as referred
Identity of Persons Undertaking Work
Roberto Padovani Radiance daylight modelling was undertaken by Roberto Padovani, ESD Engineer, Ark Resources. Roberto is a Mechanical Engineer having graduated from the University of Sao Paulo in Brazil. He also holds a Masters in Environmental Engineering with the University of Melbourne and accreditation with green building bodies such as AIRAH, LEED (Green Associate), NABERS and Green Building Council of Australia (GBCA). Roberto is a sustainable building specialist with 20 years’ experience as a mechanical design engineer, project manager and environmental consultant in the manufacturing and sustainable building industry. He has international experience in ESD design, sustainable buildings, façade optimisation, building simulation, HVAC design and green building certification. Roberto has extensive experience in building simulation such as energy modelling, daylight modelling, shading analysis, natural ventilation analysis, thermal comfort analysis, CFD modelling, renewable energy simulation and thermal simulation of building façades. I have reviewed the daylight modelling undertaken by Roberto and am satisfied with the method and the accuracy of the simulation and I therefore adopt the results.
Summary of Opinions
Refer to Section 7 on pages 10 and 11 of the report.
Declaration I declare that I have made all the enquiries that I believe are desirable and appropriate and that no matters of significance which I regard as relevant have to my knowledge been withheld from the Tribunal.
Jan Talacko
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Appendix 2: Circulated Plans Contour Plots Ground Floor
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Level 1
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Level 2
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Appendix 3: Revised Apartment Contour Plots Ground Floor
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Level 1
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Level 2
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Appendix 4: Daylight Sensor Plots Ground Floor C1GF02 (84%)
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C3GF01 (73%)
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C3GF02 (78%)
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C3GF04 (78%)
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C3GF141 (82%)
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C4GF06 (85%)
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Level 1 (87%) C10103
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C10106 (56%)
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C20101 (70%)
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C20103 (72%)
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C20107 (66%)
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C30101 (76%)
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C30103 (82%)
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C30112 (81%
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Level 2 C10206 (67%)
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C020203 (70%)
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Appendix 5: Revised Ground, Level 1 & Level 2 Plans
53 m²TH01
TOWNHOUSE
53 m²TH02
TOWNHOUSE
155 m²CIRCULATION
315 m²CIRCULATION
188 m²
RESTAURANT
99 m²
CAFE
228 m²CIRCULATION
101 m²
AMENITIES
177 m²
AMENITIES
48 m²C1GF141 BED
92 m²C4GF01
2 BED 2 BATH
93 m²C1GF11
2 BED 2 BATH
62 m²C4GF031 BED
91 m²C4GF04
2 BED 2 BATH
79 m²C4GF07
2 BED 2 BATH
69 m²C4GF051 BED
66 m²C3GF041 BED
61 m²C3GF061 BED
58 m²C3GF011 BED
50 m²TH03
TOWNHOUSE
60 m²TH04
TOWNHOUSE
57 m²TH05
TOWNHOUSE
65 m²C4GF061 BED
62 m²C1GF031 BED
73 m²C3GF03
2 BED 2 BATH
61 m²C3GF021 BED
48 m²TH06
TOWNHOUSE
48 m²TH07
TOWNHOUSE
48 m²TH08
TOWNHOUSE
48 m²TH09
TOWNHOUSE
59 m²TH10
TOWNHOUSE
59 m²TH11
TOWNHOUSE
48 m²TH12
TOWNHOUSE
48 m²TH13
TOWNHOUSE
50 m²TH14
TOWNHOUSE
65 m²C1GF131 BED
65 m²C1GF121 BED
129 m²C1GF09
3 BED 3 BATH
FIRETANK
WATERMETERROOM
SPRINKLERCONTROL
VALVE
MFB
DEEP PLANTING ZONE
BUILDING LINE OVER
BUIL
DING L
INE
OVER
201 m²
DELI / SHOP
41 m²CIRCULATION
198 m²CIRCULATION
55 m²C1GF011 BED
52 m²C1GF051 BED
52 m²C1GF041 BED
2604 m²
COMMUNAL TERRACE
BUIL
DING L
INE
OVER
BUILD
ING
LINE O
VER
RL 25100
RL 24900
RL 24900
RL 24300
RL 24300
RL 24900
RL 25100
1:23
1:23
1:60
1:60
1:50
1:481:48
1:21
SECU
RITY
SCREE
N
SECURITY SCREEN
1:20
SUBSTATION ACCESS HATCH
CP AIR INTAKE
FIP
1:23
1:19
RL 25100
RL 24600
RL 24300
RL 25100
YOGA STUDIO
BED
LIVING
BTH
LIVING
BATH
52 m²C1GF061 BED
9 m²TCE
8 m²TCE
10 m²TCE
12 m²SERVICES
LIVING
KITCHEN
BED
BATH
L LLBED
BED
ENS
LIVING
VISITORBICYCLES
27
GAS METER ROOM
RL 25100
BIN
BIN
BINBIN
LOT 1
CORE 1
CORE 2
CORE
3
CORE 4
LOT 1 RESIDENTS ACCESS BIN STORAGE VIA CORE 1
LIVING
BED BED BED
BED
BED
BED
BED
BED
BED
BED
BED
BED
BED
BED
TEMPORARY RETAIL BIN
ALCOVE
63 m²C1GF021 BED
BATH
BATH
STUDY
STUDY
STUDY
STUDY
STUDY
STUDY
STUDY
STUDY
12 m²TCE
130 m²C1GF08
3 BED 3 BATH
GYM
1600
1600
BATH
BATH
BATH
BATH
BED
L
BED
BED
LIVING
BED
BED
LIVING
ENS
BATH
L
LIVING
LIVING
BED
BED
ENS
BATH
KITCHEN
L
LIVING
KITCHENBED
BATH
BED
L
BATHL
KITCHEN
BED BED
LIVINGBATH
KITCHEN
BED
KITCHEN
LIVING
BATH
L
KITCHEN
LIVING
BATH
L
BED
KITCHEN
LIVING
BATH
L
BED
LIVING
BATH
L
L
BED
BED
LIVING
LIVING
BATH
BATH
LIVING
BATHBED
BED
BATH
REMOVE EXISTING
CROSSOVER
REMOVE EXISTING
CROSSOVER
REMOVE EXISTING
CROSSOVER
REMOVE EXISTING
CROSSOVER
REMOVE EXISTING
CROSSOVER
EXISTING CROSSOVER
TO BE WIDENED
BATHBATH
BATH
BATH
BATH
BATH
BATH
LIVING
L
BED
BATH
LIVING
KITCHEN
SERVICES
L
L
L
L
L
L
L
L
L
L L
1800 1800
1800
ENSBTH
KITCHEN
KITCHEN
VIP PRIVATE DINING, LOUNGE AND SPA
RETREAT
CORE 4 LOUNGE
CORE 2 PRIVATE LOUNGE AND STUDY
CORE 1 PRIVATE LOUNGE AND STUDY
ACCESS TO CORE 4 BASEMENT AND BIN CHUTES FOR TOWNHOUSE RESIDENTS
BED BED
BED
BED
VISITORBICYCLES
26
BICYCLEPARK
EXISTING TREE TO BE REMOVED
END OF TRIP
FACILITIES
30 m²
ACCESS TO BASEMENT AND BIN CHUTES FOR LOT 1 TOWNHOUSES
ACCESS TO CORE 4 BASEMENT AND BIN
CHUTES FOR TOWNHOUSE RESIDENTS
18 m²TCE
11 m²TCE
11 m²TCE
25 m²TCE
39 m²TCE
39 m²TCE
27 m²TCE
16 m²TCE
19 m²TCE
10 m²TCE
8 m²TCE
9 m²TCE
LIBRARY
CORE 2 PRIVATE LOUNGE AND STUDY
CORE 2 LOUNGE
38 m²TCE
38 m²TCE
8 m²TCE
9 m²TCE
GOODS LIFT
14 m²TCE
37 m²TCE
10 m²TCE
VRF / AC
13 m²TCE
24 m²TCE
33 m²TCE
64 m²TCE
19 m²TCE
24 m²TCE
13 m²TCE
28 m²TCE 28 m²
TCE
13 m²TCE
13 m²TCE
13 m²TCE
13 m²TCE
27 m²TCE
26 m²TCE
13 m²TCE
13 m²TCE
14 m²TCE
9990
6550
7560
1100
0
BUIL
DING L
INE
OVER
BUIL
DING L
INE
OVER
58 m²C3GF051 BED
1:12
1:6.
51:
7.5
6400
5000
4000
1200
0
BED
BED
RL 24900
BED
L
BATH
KITCHEN
LIVING
LIVING
ENS
BED
BED
ENS
PWD
KITCHEN
P
BED
BED
ENS
BATH
KITCHEN
RL 24060
63 m²C3GF1411 BED
LIVING
3000
3000
3000
3000
4600
7600
1000
9800
6600
34000
12000
8900
1730
0
12000
17600
EXISTING MASONARY WALL TO BE
DEMOLISHED AND REBUILT TO 1.8M HEIGHT
SECURE ENTRY POINT TO LOT 1 TOWN HOUSES FROM MAIN SITE
1600
1800
6000
6000
6000
P
L
L
P
12000
12300
17700
BED
BED
KITCHEN
BTHENS
BED
ENS
ENS
ENSPWD
BED
BATH
BED
KITCHEN KITCHEN KITCHEN
LIVING
MASONARY WALL RETURN TO ALIGN WITH RETAINED HERITAGE FACADE
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
BATH
LIVING
BED
KITCHEN
L
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
L
MUZ
MUZ
MUZ
GRZ
GRZ
NRZ
NRZ
MUZ
1600
1700
1600
2000
2000
2000
TRANSLUCENT WALLS
HIGHLIGHT WINDOW
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
KITCHEN
Project: Drawing Title: Drawing Number: Scale:Revision: Date:
www.coxarchitecture.com.au
Cox ArchitectureLevel 2, 167 Flinders Lane, Melbourne, VIC 3000, AustraliaT + 61 3 9650 3288F + 61 3 9650 27471 : 400 @ A3
1 : 200 @ A1626-54 Queens Parade GROUND FLOOR A-21-10 18.08.17
50 m²C301041 BED
69 m²C30113
2 BED 2 BATH
50 m²C301151 BED
57 m²C301141 BED
53 m²C301011 BED
117 m²C10114
3 BED 3 BATH
82 m²C10106
2 BED 2 BATH 75 m²C30112
2 BED 2 BATH
67 m²C30109
2 BED 1 BATH
67 m²C30108
2 BED 1 BATH
67 m²C30107
2 BED 1 BATH
78 m²C30106
2 BED 2 BATH
92 m²C40101
2 BED 2 BATH
89 m²C40111
2 BED 2 BATH
55 m²C401031 BED
72 m²C40107
2 BED 2 BATH
42 m²TH14
TOWNHOUSE
40 m²TH12
TOWNHOUSE
53 m²TH10
TOWNHOUSE
45 m²TH09
TOWNHOUSE
45 m²TH07
TOWNHOUSE
55 m²C201091 BED
67 m²C20104
2 BED 1 BATH 81 m²C30111
2 BED 2 BATH
67 m²C30110
2 BED 1 BATH
92 m²C40110
2 BED 2 BATH
49 m²C401081 BED
55 m²C401091 BED
45 m²TH08
TOWNHOUSE
120 m²C10113
3 BED 3 BATH
55 m²C101031 BED
168 m²CIRCULATION
54 m²C201021 BED
129 m²CIRCULATION
45 m²TH06
TOWNHOUSE
50 m²TH05
TOWNHOUSE
46 m²TH03
TOWNHOUSE
52 m²TH04
TOWNHOUSE
84 m²C40104
2 BED 2 BATH
79 m²C20105
2 BED 2 BATH
55 m²C101051 BED
40 m²TH13
TOWNHOUSE
54 m²C201081 BED
46 m²TH02
TOWNHOUSE
52 m²C101101 BED
52 m²C101091 BED
53 m²C101081 BED
128 m²C10112
3 BED 3 BATH
55 m²C101041 BED
80 m²C20101
2 BED 2 BATH
91 m²C10107
2 BED 2 BATH
55 m²C101021 BED
56 m²C201031 BED
59 m²C201061 BED
79 m²C20107
2 BED 2 BATH
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
9 m²TCE
9 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
49 m²TH11
TOWNHOUSE
8 m²TCE
68 m²C401051 BED
58 m²C301051 BED 8 m²
TCE
5 m²SERVICES
7 m²SERVICES
8 m²TCE
8 m²TCE
10 m²SERVICES
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
11 m²TCE
8 m²TCE
8 m²TCE
VOID
VOIDVOID 8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
12 m²TCE
3000
12000
12000
BED
BED
LIVING
BATHL
BED
BED
LIVING
BATH L
BED
BED
LIVING
BATHL
BED
BED
LIVING
BATHL
BED
BED
LIVING
BATHL
BED
LIVING
BATH
L
BED
BED
LIVINGBATH
BED
LIVING
BATH
L
8 m²TCE
BED
BED
LIVING
BATH
KITCHEN
LIVING
BED
BED
L
BED
ENS
BATH
ENS
9 m²TCE
8 m²TCE
10 m²TCE
LIVING
BED
BED
ENS
BATH
BED
LIVING
LIVING
LIVING
LIVING
BED
BED
LIVING
LIVING
WC
ENS
L
LIVING
BED
KITCHEN
LIVING
BATH
BED
KITCHEN
LIVING
BATH
LIVING
BED
BED
ENSBATH
KITCHEN
BED
BED
8 m²TCE
BED
BED
LIVING
BATH
L
LIVING
BATH
BATH
L
10 m²SERVICES
LIVING
BED
LIVINGKITCHEN
KITCHENBED
10 m²TCE
8 m²TCE
LIVING
BED
KITCHEN
LIVING
BATH
BATH
KITCHEN
BED
BED
KITCHEN
LIVING
LIVING
BED
LIVINGKITCHENBATH
BED
BATH
BATH
BED
LIVING
KITCHEN
BATH
LIVING
L
L
L
L
L
59 m²C401061 BED
1100
0
BIN
BIN
BINBIN CORE
1
CORE
2
CORE
3
CORE 4
LOT 1
10 m²TCE
13 m²TCE
9 m²TCE
KITCHENKITCHEN
KITCHEN
DINING
LIVING
KITCHEN
KITCHEN
LIVING
LIVING
BEDKITCHEN
ENS
ENS
KITCHEN
L
8 m²TCE
8 m²TCE
BED
KITCHEN
LIVING
BATH
L
BED
KITCHEN
LIVING
BATH
L
KITCHEN
LIVING
BATH
L
70 m²C101011 BED
BED
ENS
8 m²TCE
BATH
14 m²SERVICES
12 m²TCE
ENS
BEDBED
KITCHENLIVING
L
L
1600
1600
1600
1600
1600
1600
L
1600
1800
1600
ENS
BATH1600
10 m²TCE
KITCHEN
LIVING
LIVING
KITCHEN
DINING
LIVING
KITCHEN
DINING
LIVING
KITCHEN
DINING
KITCHEN
DINING
LIVING
KITCHEN
DINING
8 m²TCE
KITCHENBED
L
8 m²TCE
L
L
LIVING
BED
BED
BATH
ENSL
KITCHEN
KITCHEN
BATH
L
LIVING
KITCHENDINING
LIVING
KITCHENDINING
51 m²C301021 BED
55 m²C301031 BED
8 m²TCE
BATH BED
LIVING
L
8 m²TCE
BATH
L
KITCHEN
BED
DINING
DINING
LIVINGKITCHEN
BED
LIVING
BATH
KITCHEN
WC
ENS
KITCHEN
KITCHEN
KITCHEN
L
BATH
BED
BED
BED
BED
LIVING
KITCHEN
KITCHEN
KITCHEN
BATH
BATH
ENS
L
L
L
58 m²C101151 BED
58 m²C101161 BED
65 m²C10117
2 BED 2 BATH
LIVING
8 m²TCE
8 m²TCE
15 m²TCE
8 m²TCE
16 m²TCE
16 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
LIVING
KITCHEN
LIGHT TO CORRIDOR
LIVING
BED
BED
L
L
KITCHEN
8 m²TCE
BED
L
P
ENS
BATH
KITCHEN
BED
LIVING
BATH
ENS
BED
BED
ENS
PWD
KITCHEN
P
BED
BED
LIVING
KITCHEN
KITCHEN KITCHEN KITCHEN
VOID
KITCHEN KITCHEN KITCHEN
ENS
BATH
KITCHEN
8 m²TCE
BED
L
BED
BED
BATH
BATH
LIVING
ENS
LIVING
P
KITCHEN
46 m²TH01
TOWNHOUSE
DINING
KITCHEN
8 m²TCE
8 m²TCE
P
1700 HIGH TIMBER PRIVACY SCREENING
10 m²TCE
9200
KITCHEN
10 m²TCE
1800
1800
138 m²CIRCULATION
KITCHEN LIVING
BED
BATH
12500
3000
15300
2000
3000
4600
10200BED
BED
KITCHEN
ENS
L
BATH
LIVING
3800
3000
3800
2000
6500
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONSDASHED LINE DENOTES
PRIVACING SCREENING REFER TO ELEVATIONSDASHED LINE DENOTES
PRIVACING SCREENING REFER TO ELEVATIONS
6000
6000
1110
0
4400
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
11000
12000
3800
L L
BED
LIVING
BTH
LIVING
BATHL LLBED
BED
ENS
LIVING
KITCHENBEDENS
ENSPWD
BED
BATH
BED
KITCHEN KITCHEN KITCHEN
LIVING
BATH
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
9000
1200
1600
PRIVACY SCREENING
8 m²TCE
11 m²SERVICES
L
L
5 m²SERVICES
ENS
BATH
KITCHEN
Project: Drawing Title: Drawing Number: Scale:Revision: Date:
www.coxarchitecture.com.au
Cox ArchitectureLevel 2, 167 Flinders Lane, Melbourne, VIC 3000, AustraliaT + 61 3 9650 3288F + 61 3 9650 27471 : 400 @ A3
1 : 200 @ A1626-54 Queens Parade LEVEL 1 PLAN A-21-11 18.08.17
SETB
ACK
SETBACK
68 m²C402051 BED
49 m²C202011 BED
57 m²C302141 BED
VOID VOID VOIDVOID
50 m²C302031 BED
51 m²C302021 BED
69 m²C30213
2 BED 2 BATH
50 m²C302151 BED
53 m²C302011 BED
69 m²C102011 BED
81 m²C10206
2 BED 2 BATH
116 m²C10214
3 BED 3 BATH
75 m²C30212
2 BED 2 BATH
67 m²C30208
2 BED 1 BATH
67 m²C30207
2 BED 1 BATH
67 m²C30206
2 BED 1 BATH
55 m²TH01
TOWNHOUSE
91 m²C40201
2 BED 2 BATH
90 m²C40208
2 BED 2 BATH
58 m²C102161 BED
52 m²C402031 BED
50 m²TH13
TOWNHOUSE
48 m²TH12
TOWNHOUSE
59 m²TH10
TOWNHOUSE
48 m²TH09
TOWNHOUSE
48 m²TH07
TOWNHOUSE
55 m²C202111 BED
67 m²C20206
2 BED 1 BATH81 m²C30210
2 BED 2 BATH
67 m²C30209
2 BED 1 BATH
92 m²C40212
2 BED 2 BATH
48 m²TH08
TOWNHOUSE
42 m²TH06
TOWNHOUSE
46 m²TH05
TOWNHOUSE
43 m²TH03
TOWNHOUSE
46 m²TH04
TOWNHOUSE
79 m²C40204
2 BED 2 BATH
79 m²C20207
2 BED 2 BATH
54 m²C102051 BED
48 m²TH14
TOWNHOUSE
54 m²TH02
TOWNHOUSE
50 m²C102101 BED
50 m²C102091 BED
50 m²C102081 BED
126 m²C10212
3 BED 3 BATH
55 m²C102041 BED
80 m²C20203
2 BED 2 BATH
92 m²C10207
2 BED 2 BATH
58 m²C102171 BED
55 m²C102021 BED
56 m²C202051 BED
59 m²C202081 BED
120 m²C10213
3 BED 3 BATH
79 m²C20209
2 BED 2 BATH
59 m²TH11
TOWNHOUSE
10 m²TCE
58 m²C302041 BED
64 m²C10218
2 BED 2 BATH
59 m²C402061 BED
168 m²CIRCULATION
267 m²CIRCULATION
8 m²TCE
8 m²TCE
8 m²TCE
55 m²C202021 BED
8 m²TCE
8 m²TCE
8 m²TCE
5 m²SERVICES
7 m²SERVICES
13 m²TCE
13 m²TCE
8 m²TCE 10 m²
SERVICES
10 m²TCE
54 m²C202101 BED
54 m²C202041 BED
12 m²TCE
78 m²C30205
2 BED 2 BATH
72 m²2 BED 2 BATH
BIN
BIN
BINBIN
CORE
1
CORE 2
CORE
3
CORE 4
LOT 1
BED
BED
LIVING
BATHL
BED
BEDLIVING
BATHL
BED
BEDLIVING
BATHL
BED
BEDLIVING
BATHL
BED
BED
LIVING
BATHL
BED
LIVING
BATH
L
BED
BED
BED
BED
LIVING
BATH
KITCHEN
LIVING BED
L
BATH
ENS
LIVINGBED
BED
ENS
BATH
BED
BEDLIVING
KITCHEN
ENS
BED
LIVING
BED
BED
LIVING
ENS
BED
KITCHEN
LIVING
BATH
BED
KITCHEN
LIVING
BATH
LIVING
BED
BED
ENS
BATH
KITCHEN
BED
BED
BED
BED
LIVING
BATH
L
LIVING
ENS
BATH
L
L
LIVING
BED
LIVINGKITCHEN
KITCHENBED
BED
KITCHEN
LIVING
BATH
BATH
KITCHEN
BED
BED
KITCHENLIVING
LIVING
BED
LIVINGKITCHEN
BATH
BED
BATH
BATH
BED
LIVING
KITCHEN
BATH
BED
LIVING
L
L
L
L
L
ENS
KITCHEN
L
BED
BED
BED
LIVINGBATH
ENS
ENS
BATH
BEDBED
KITCHEN
LIVING
L
L
L
BED
BED
BATH
BATH
LIVING
ENS
ENS
BATH
KITCHEN
LIVING
KITCHENBED
L
L
L
LIVING
BED
BED
BATH
ENSL
KITCHEN
KITCHEN
BATH
BATH BED
LIVING
BATH
L
KITCHEN
BED
BED
LIVINGBATH
KITCHEN
WC
ENS
KITCHEN
KITCHEN
RedundantArea
CIRCULATION
8 m²TCE
8 m²TCE
10 m²TCE
8 m²TCE
160 m²CIRCULATION
14 m²SERVICES
10 m²SERVICES
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
9 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
10 m²TCE
8 m²TCE
8 m²TCE
8 m²TCE
10 m²TCE
8 m²TCE
8 m²TCE
10 m²TCE
11 m²TCE
11 m²TCE
15 m²TCE
55 m²C102031 BED
BED
BEDBED
BATH
PWD
BED
BED
BED
BATH
PWD
BED
BATH
PWD
BED
BATH
ENS
55 m²C302031 BED
BED
BATH
PWDBATH
BED
BED
PWDBATH
3000
BED
BED
BED
BED
LIVING
LIVING
KITCHEN
KITCHEN
KITCHEN
KITCHEN
BATH
BATH
ENS
L
L
L
LIVING
BEDBED
BATH
PW
D
BATHPWD
BED
BED
BED
BATH
STUDYBED
ENS
BED
ENS
STUDY
BED
BATH
BED
BED
PWDBATH
BED
ENS
BATH
BED
ENS
BATH
BED
KITCHEN
KITCHEN
KITCHEN P
1700 HIGH TIMBER PRIVACY SCREENING
9000
KITCHEN
1700 HIGH TIMBER PRIVACY SCREEN
PWD
P 1600
BED
L
BATH
KITCHEN
LIVINGENS
BED
BED
ENS
PWD
KITCHEN
10 m²TCE LIVING
9 m²TCE
LIVING
BED
KITCHEN
LIVING
BATH
L
BED
KITCHEN
LIVING
BATH
L
KITCHEN
LIVING
BATH
L
BED
KITCHEN
L
KITCHEN LIVING
BATH
BED
BATH
3000
L
L
L
7700
12700
4400
3000
4400
10200
15400
12000
1100
0
BATH
L
L
P
ENS
LIVING
BED
BED
BATH
KITCHEN
8 m²TCE
LIVING
BED
BED
LIVING
KITCHEN
ENS
ENS
WC
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONSDASHED LINE DENOTES
PRIVACING SCREENING REFER TO ELEVATIONS
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
L
L
BATH
BED
BED
ENS
LIVING
KITCHENENS
ENSPWD
BED BEDLIVING
BTHL
KITCHEN
BEDLIVING
BTHL
KITCHEN
BED
LIVINGBATHL
BEDKITCHEN
ENS
11 m²TCE
BEDLIVING
BTHL
KITCHEN
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
LIGHT TO CORRIDOR
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
LIGHT TO CORRIDOR
6000
LIGHT TO CORRIDOR
DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS
9000
1200
1600
L
11 m²SERVICES
HIGHLIGHT WINDOW
L
6 m²SERVICES
Project: Drawing Title: Drawing Number: Scale:Revision: Date:
www.coxarchitecture.com.au
Cox ArchitectureLevel 2, 167 Flinders Lane, Melbourne, VIC 3000, AustraliaT + 61 3 9650 3288F + 61 3 9650 27471 : 400 @ A3
1 : 200 @ A1626-54 Queens Parade LEVEL 2 PLAN A-21-12 18.08.17