Comments on proposal at 44 Wooloowin Avenue Despite the ‘extensive research’ of the developer. The property at 44 Wooloowin Avenue, can be accurately dated to between 1902 and 1906. The title for the property was purchased by John James Shannon in 1902. John James Shannon was registered to vote in 1906 due to his ownership of the house in 1906. Dwelling house code P01 Submitted plans show in the drawing sheet list and elevation notes that it is proposed to include townhouses for the property. Although not included in this submission it should be noted that the future proposal will require car access and an additional street cross over would be required on the southern boundary if the carport and oﬃce/gym extension is approved. Two driveways for the properties results in over 50% of the frontage becoming hard landscape. P02 This proposal significantly detracts from the character of the street. In the past Wooloowin and Clayfield has been aﬀected by overdevelopment that has detracted from the historical character of the neighbourhood. This area of Wooloowin Avenue is one of the few untouched patches of character in the surrounding neighbourhood. All of the current owners of these houses are passionate about maintaining the beauty and character of our Traditional houses. According to the Brisbane City Council Traditional Housing: Alterations and Extensions Design Guide this proposal for a new extension of oﬃce/gym and ensuite built in under veranda: - Does not respect the local context and streetscape by creating a dominant modern feature that detracts from the original house and surrounding houses - does not celebrate the front steps- in this case the front bridge, which is also present at the neighbouring property 46 Wooloowin Avenue. - Doesn’t respect the original building by removing walls and other elements which were built before 1911 - Does not respect the surrounding area of significant, well respected character houses. - The extension is not sympathetic to the original house a. Siting the extension as dominant feature to the front boundary 0m front and side 0m b. Scale detracts from the original house and dominates the existing house c. Extension to the side is not set back from the main building line, so views of the house are obstructed and the existing verandahs does not remain prominent. EXISTING STREETSCAPE (L-R) 44, 46, 48 PROPOSED STREETSCAPE (L-R) 44, 46, 48 Streetscape According to the Design Guide traditional character houses in this area require a set back of the new extension/building to at least one row of stumps to ensure the lightweight nature of the house is kept. With the existing house having single crossover driveway there is ample space to add a double carport sited towards the middle or rear of the property or even underneath the existing house. The gym and oﬃce pavilion should not be treated as an isolated space to the carport as it is connected to a new roof form that is not in keeping with the bulk and scale of the neighbouring cottages. The zero lot front and side boundary is not in keeping with the traditional housing streetscape. The 0m front boundary severely reduces the surveillance of the street by the neighbouring properties and the view to and from the streetscape. EXISTING STREETSCAPE (L-R) 44, 46, 48 WOOLOOWIN AVE The application does not give context to the surrounding homes and respect the setbacks of the street. Boundary extents are not shown on the site plan or in elevation. The proposed extension negatively impacts the neighbouring houses and the streetscape. Driveway & Trees EXISTING STREETSCAPE (L-R) 44, 46, 48 WOOLOOWIN AVE PROPOSED STREETSCAPE (L-R) 44, 46, 48 WOOLOOWIN AVE The proposed new 5m driveway and carport for the upper portion of the new extension will impact on existing street trees, with the tree at 5.88m from the Northern boundary. Giving this significant tree only 0.8m clearance from the trunk, not allowing for the root system. And although not technically a part of this submission needs to be taken into consideration for the bulk and scale of the street scape. Whilst the proposed townhouses are only mentioned fleetingly in this application, the question must be asked about access to the proposed townhouses. The only possible access would be down the Southern side of the house, which would require removal of an additional street tree. Demolition The removal or modification any elements of the pre 1911 house should be measured and in keeping in line with the significant history of this house. In our opinion this application does not respect the original house. The research into this house is unsatisfactory, this is demonstrated by their estimation of ‘possibly before 1911’. The title and records of this houses history was easily accessible by public records. Before any demolition is approved, we request that further research is conducted into the history of the house and materials used. Entryway The proposed application, changes the entry through the front of the house and removes the entry bridge and front steps. This does not celebrate the entry and looks to remove it entirely. EXISTING STREETSCAPE NORTHERN ASPECT (L-R) 44, 46, 48 WOOLOOWIN AVE PROPOSED STREETSCAPE NORTHERN ASPECT (L-R) 44, 46, 48 WOOLOOWIN AVE Extension Although this application is seeking to only approve the assessable components by the Town plan, consideration on how the elements comply with the Queensland Development code need to be considered as a whole. The Oﬃce/ gym extension does not exist without a roof. The roof being the carport and roof over at streetscape level. Not only does the oﬃce/gym not comply with the Traditional housing code, it does not comply with the QDC setbacks for lots over 450m with frontages over 15m, which requires front boundary setback to be 6m, and side boundary setbacks for habitable spaces 2m. The new extension comprising of the oﬃce and gym with the roof- carport and roof apex will sit at 5.19m metres above ngl and 6.3m to new ground according to the proposed elevations. Neighbours EXISTING VIEW FROM THE VERANDA OF PROPOSED VIEW FROM THE VERANDA OF 46 WOOLOOWIN AVENUE TO THE STREET 46 WOOLOOWIN AVENUE TO THE STREET EXISTING STREETSCAPE (L-R) 44, 46, 48 WOOLOOWIN AVE EXISTING VIEW FROM THE VERANDA OF 46 WOOLOOWIN VIEW TOWARDS NORTH (L-R) 44 & 46 WOOLOOWIN AVENUE This design and plan negatively impacts us as neighbours. It cuts oﬀ our view to the street and trees, decreases our surveillance, decreases our wind flow and natural light. Instead of a view of our beautiful street trees and the beautiful character home from our front balcony, we will have a view of a dominant concrete block garage wall.