"Provide landscaped buffers to car parking areas to minimise their visual and amenity impact to the street and adjoining properties".

1. Clause 15.01-5L (Monash Preferred Neighbourhood Character) includes the following strategies:
   • "Minimise hard paving throughout the site, particularly in street setbacks".
   • "Provide landscaping on both sides of driveways".
2. The applicant submits substantial landscaping has been provided and the grade of the car park accessed from Montgomery Avenue follows the slope of the land albeit being above a basement level. They say the visibility is acceptable.
3. It is not unusual for car parking areas to be visible and we were not taken to any provision in the Planning Scheme that require the car park to not be visible from the streetscape. Further we note the existing car park associated to the medical centre that previously operated on the site rises from the Montgomery Avenue frontage and is visible from the streetscape as shown below. Whilst the proposed car park will extend deeper in the site, we do not find the visibility of the car park surface to be unacceptable.

1. In this context we have been persuaded by the applicant and find the location and design of the car park accessed from Montgomery Avenue to be acceptable. We have previously found the landscape response to be acceptable. However, we specifically note the landscape plan shows the provision of a 2.5 metre wide landscape area between the car park and the Montgomery Avenue frontage (abutting car space 15) and a 1.5 metre to 2.0 metre wide landscape area along the east boundary (abutting car spaces 15 to 24). Within these landscape areas it is proposed to plant nine trees and various understorey shrubs and hedging. The extent of landscaping proposed will provide an acceptable landscape buffer that will minimise the any potential visual and amenity impact of the carpark to the street and adjoining properties.

1. Council submits the site presently has a strong vegetation cover consistent with the Garden City principles contained in the Monash Planning Scheme and more effort should be made to retain established canopy trees that provide immediate character benefits. They rely on the strategies of clause 15.01-1L-02 and 15.02-5L as follows:[22]
   1. The Tree Conservation Policy at Clause 15.01-1L-02 requires development:
      • "Retain existing semi-mature and mature canopy trees, wherever possible, to maintain the existing tree canopy.
      • Design and site development to retain and conserve existing street trees.
      • Incorporate landscaping that reinforces the garden city character in all development, including by planting semi-mature canopy trees with spreading crowns in open space areas, along boundaries adjacent to neighbouring open space and in front setbacks".

.....

152. Clause 15.01-5L has the following strategy:

"Site buildings to minimise the need to remove significant trees and protect significant trees on the site and adjoining properties".

1. They are critical of the proposal as the site contains 36 trees and only two are proposed to be retained, a liquidambar (Tree number 23) and Southern Mahogany (Tree number 24) that are located in proximity to the northeast corner (frontage) of the site.
2. Notably, Councils submission also includes a referral response for its Horticultural Services department that states:[23]

The Arboricultural report submitted with the application was evaluated by Council's Senior arborist. The bulk of the report was accepted. Removal of Tree 25 was considered questionable as the main supporting factor is regrowth from a stump which does not necessarily warrant removal if the tree has developed appropriately and is healthy. However, since this is not one of the better Eucalypt varieties, the loss may be acceptable. There should be allowance for reasonable vegetative offset planting.

1. The applicant submits the existing landscape character of the area is fairly modest. The submitted arborist report includes a tree survey of all vegetation on and around the site. Three trees on the site are given a 'medium' value. Two are being retained, a 13.0 metre tall liquidambar tree and 15.0 metre tall southern mahogany tree. The proposal has been carefully designed to enable their retention. These trees make a substantive contribution to the local landscape character of the area.
2. The applicant called evidence from Mr Aravidis. It was his evidence in summary, that:
   • The landscape proposal seeks to enhance the landscape by providing additional canopy vegetation that matches councils ambition of the "garden city" character. The proposed proposal considers the appropriate Clauses (02.03 and 15.01) and supports councils "Garden City Character" objectives.
   • The use of large native canopy trees and significant planting of hedges, shrubs and grasses is an upgrade to current site conditions. The landscape proposal seeks to plant 29 trees.
   • There are two significant canopy trees for retention. He would be quite comfortable supporting a lesser amount of landscaping than shown on the landscape plan.
   • Banksia integrifolia (Coastal Banksia) has been selected as a canopy tree species to the front setback as they will require very little maintenance, are native/indigenous, bird attracting and a striking form in the front garden.
   • Elaeocarpus reticulatus (Blueberry Ash) has been selected due to its evergreen upright nature and suitability to confined spaces. It will grow to 8.0 metres in height. This species will grow upright and will not be restricted by the proposed locations or light conditions.
   • In keeping with the landscape character existing on site and in local neighbourhood, a varied landscape palette of native and exotic species has been selected. Ornamental flowering hedges, low groundcovers and native cultivar grasses provide a varied form. The proposed screening to the neighbours will be with the use of Pittosporum 'Screen Master'. These will provide effective screening along each of the boundaries. These hedges are proposed to be clipped/hedged at a height of 3.5 metres. They can, if necessary, be successfully maintained to a higher stature of up to 5.0 metres.
   • Shrubs are proposed within the planters along the proposed entrance driveway on Blackburn Road. Raphiolepis 'Snow Maiden' is a robust species that is an appropriate species for the planter that would successfully grow within the confines of the planter boxes provided.
3. We have been persuaded that the proposed landscape response is acceptable. The landscape plans show a theme of layered planting including trees and an assortment of shrubs and hedging plants. The landscape proposal includes the retention the 13.0 metre tall liquidambar tree and 15.0 metre tall southern mahogany tree that are located in the northeast front corner of the site. These trees due to their location within the site frontage are visually prominent and make a significant contribution to the street scape. Retention of these trees is a positive design response that enables their continued contribution to the landscape character of the area.
4. In addition to the retained trees the landscape plan shows provision of 29 trees and approximately 324 plants comprising a mix of shrubs, hedging plants and grasses. In the context of the design of the childcare centre and the built forms setbacks from the site boundaries the planting is located around the perimeter of the site including with play areas.
5. The proposed landscaping in the front setback provides an acceptable response to the landscape character of the area. The retention of the existing 18.0 metre tall tree and planting of three additional trees within the front setback combined with the assortment of shrubs and ground covers is generally consistent with the preferred character sought for the Garden City Suburbs (northern) character area that seeks the provision of open lawns, planted with a mix of native and exotic vegetation and trees and retention of existing mature trees.
6. We find the retention to the two trees and the extent of proposed planting including its integration within the play areas to be an acceptable design response having regard to the relevant strategies that seek buildings to be sited to retain and minimise tree removal.[24] Further we find the proposed landscape response meets a relevant Graden City Suburbs (northern) strategy that seek the provision of a mix of native and exotic vegetation and trees.[25]

1. The proposal seeks to construct and display three business identifications signs as detailed below in Councils submission:[26]
   • A business identification sign measuring 4.48m x 1.45m (6.49 square metres) is on the front façade (east).
   • The corner sign measures 1.6m x 0.8m (1.28 square metres).
   • A further sign is located adjacent to the Montgomery Avenue vehicle entry point.

• There is a note on the plans indicating all signage to be non-illuminated.

1. Council grounds of refusal do not relate to the signage and we note Councils delegate report states the following:

The General Residential zone is in Category 3 - High Amenity Areas - in the Sign provisions at Clause 52.05. Business identification signs require a planning permit.

The objective for signs in Category 3 is to ensure that signs in high-amenity areas are orderly, of good design and do not detract from the appearance of the building on which a sign is displayed or the surrounding area.

The objectives for signs at Clause 15.01-1L-01 is:

• To facilitate signs that provide orderly and effective identification of businesses and other land uses.
• To support signs that are complementary to the built form and landscape character of the locality and minimises impacts on residential amenity.

In respect of businesses outside of retail areas it is policy to limit the location and extent of signs to those that are necessary to identify the business and provide necessary directional information.

The three proposed signs are simple, sitting comfortably on the proposed building and fencing. They are less obtrusive than signs on medical centres on nearby sites and will not add to a proliferation of signs or visual clutter in the area. They are not illuminated so will not impact traffic safety on this main road. There also is unlikely to be detriment to the residential neighbours.

The proposed signs are considered to meet the relevant sign objectives.

1. In the absence of submissions to the contrary we find the proposed signs to be acceptable.

1. For the reasons given above we find the proposal subject to the changes discussed is not an overdevelopment of the site and an acceptable response to the relevant provisions of the planning scheme. The decision of the responsible authority is set aside. A permit is granted subject to conditions.

Construct a building and construct and carry out works.

Construct or put up for display a sign in Section 2 at clause 52.05-13.

Create or alter access to a road in a Transport Zone 2

1. Before the development starts, plans drawn to scale and dimensioned must be submitted to and approved by the Responsible Authority. When approved, the plans will be endorsed and will then form part of the permit. The plans must be generally in accordance with the plans submitted with the application drawn by R Architecture, numbered TP03 - TP06, TP06.1, TP07, TP08, TP08.2 Revision 8 (dated 02.04.25), and the Materials Schedule 03.3, but modified to show or be accompanied by:

(a) The fence that encloses outdoor play area 1 to be setback a minimum of 1 metre exclusive of the plinth wall from the Blackburn Road and Montgomery Avenue frontage to enable the establishment of a landscape strip.

(b) The vertical battens that form part of fence that encloses outdoor play area 1 to the Blackburn Road and Montgomery Avenue frontage reduced in height to a maximum of 1.2 metres and have a minimum 75% spacing. All battens are to be equally spaced.

(c) The circular cut outs and signage located on the fence that encloses play area 1 to the Blackburn Road and Montgomery Avenue frontage should remain in a similar form to that shown on the plans subject to the provisions condition1(b).

(d) The 2.7 metre high acoustic fencing to the southern boundary to be set back a minimum of 1.83 metres, with all replacement on-boundary fencing to be no higher than 2 metres.

(e) The location and design of signage to indicate 'Staff Parking Only' and 'Visitor Parking' at the relevant car park entrances.

1. ESD notations to include car parking and play areas are to be graded to drain into the landscaped areas but not neighbouring properties, and that tanks are provided to irrigate the landscaping (delete 'as required' and 'if required').

(a) Underground rainwater tank in Section diagrams.

(b) The location of any external lighting which is to be baffled to prevent light spill and fitted with a timer to prevent a loss of residential amenity.

(c) Removal of the erroneous notation at the western end of the north elevation stating 'Services Meters and Cabinets'.

(d) Addition of a dimension on the Corner Fence Signage plan specifying the height of the top of the sign above footpath level.

(e) Ground floor plan to clearly demarcate the area included within Outdoor Play Area 2 and with one numerical value noted specifying same.

(f) A Tree Management Plan in accordance with condition 4 of this Permit.

(g) An amended Landscaping Plan in accordance with Condition 7 of this permit

(h) An amended Waste Management Plan in accordance with condition 10 of this Permit.

All to the satisfaction of the Responsible Authority.

1. The development as shown on the endorsed plans must not be altered without the prior written consent of the Responsible Authority.

Compliance with documents approved under this permit

1. At all times what the permit allows must be carried out in accordance with the requirements of any document approved under this permit to the satisfaction of the responsible authority.

1. Concurrent with the submission of amended plans required by Condition 1 and prior to any demolition or site works, a Tree Management Plan (TMP) must be submitted to and approved by the Responsible Authority. The TMP must be prepared by a suitably qualified and experienced Arborist and must set out recommendations and requirements in relation to the management and maintenance of trees 1 to 17, 23 and 24 in the Arboricultural Assessment by Treespace Solutions dated 21 March 2023.
2. The TMP must be approved by the Responsible Authority prior to the commencement of any works, including demolition and/or levelling of the site. The TMP must make specific recommendations in accordance with the Australian Standard AS4970: 2009 - Protection of Trees on Development Sites and detail the following to the satisfaction of the Responsible Authority ensuring the trees to be retained remain healthy and viable during construction:

(a) A Tree Protection Plan drawn to scale that shows:

1. Tree protection zones and structural root zones of all trees to be retained,
2. All tree protection fenced off areas and areas where ground protection systems will be used;
3. The type of footings within any tree protection zones;
4. Any services to be located within the tree protection zone and a notation stating all services will either be located outside of the tree protection zone, bored under the tree protection zone, or installed using hydro excavation under the supervision of the Project Arborist; and
5. A notation to refer to the Tree Management Plan for specific detail on what actions are required within the tree protection zones.

(b) Details of how the root system of any tree to be retained will be managed. This must detail any initial non-destructive trenching and pruning of any roots required to be undertaken by the Project Arborist.

(c) Supervision timetable and certification of tree management activities required by the Project Arborist to the satisfaction of the responsible authority; and

(d) Any remedial pruning works required to be performed on tree canopies located within subject site. The pruning comments must reference Australian Standards 4373:2007, Pruning of Amenity Trees and a detailed photographic diagram specifying what pruning will occur.

The recommendations contained in the approved tree management plan must be implemented to the satisfaction of the Responsible Authority.

1. All trees specified to be retained in the Tree Management Plan are to be protected and maintained in accordance with the recommendations set out in the report, to the satisfaction of the Responsible Authority.

1. Concurrent with the endorsement of plans pursuant to Condition 1, a landscape plan prepared by a Landscape Architect or a suitably qualified or experienced landscape designer, drawn to scale and dimensioned must be submitted to and approved by the Responsible Authority. When endorsed, the plan will form part of the Permit. The Landscape Plan must be generally in accordance with the Landscape Concept Plan prepared by Species Landscape Architecture, dated 4/4/25 except that the plan must be modified to show to the satisfaction of the Responsible Authority:

(a) Any changes to correspond with amendments to plans endorsed under condition 1;

(b) The location and details of Tree Protection Measures as required under the Tree Management Plan;

(c) The use of runoff from car parking and impervious rubber surfaces for passive irrigation.

When approved the plan will be endorsed and will then form part of the permit.

1. Before the occupation of any of the buildings allowed by this permit, landscaping works as shown on the endorsed plans must be completed to the satisfaction of the Responsible Authority and thereafter maintained to the satisfaction of the Responsible Authority.
2. Before the uses start, landscaping works as shown on the endorsed plans must be completed to the satisfaction of the Responsible Authority and then maintained to the satisfaction of the Responsible Authority thereafter.

1. Concurrent with the endorsement of plans pursuant to Condition 1, a Waste Management Plan must be submitted to and approved by the Responsible Authority. The plan must be generally in accordance with the Waste Management Plan prepared by Leigh Design, dated 8 May 2023 except that the plan must be modified to accord with the plans endorsed under condition 1, and Council's MUD and Commercial Developments WMP Guide for Applicants.

The provisions, recommendations and requirements of the endorsed Waste Management Plan must be implemented and complied with to the satisfaction of the Responsible Authority.

The endorsed Waste Management Plan must not be altered without the prior written consent of the Responsible Authority.

1. Concurrent with the endorsement of plans pursuant to Condition 1, a Sustainable Management Plan must be submitted to and approved by the Responsible Authority. The plan must be generally in accordance with the Sustainable Management Plan and WSUD Response prepared by Makao Group Pty Ltd dated 27 October 2023 except that the plan must be modified to accord with the plans endorsed under condition 1.

The development must incorporate the sustainable design initiatives outlined in the Sustainable Management Plan and must be implemented on an ongoing basis to the satisfaction of the Responsible Authority to the satisfaction of the Responsible Authority.

The endorsed Sustainable Management Plan must not be altered without the prior written consent of the Responsible Authority.

1. Concurrent with endorsement of plans pursuant to Condition 1, the Acoustic Report by Acoustic Control dated 26 April 2023 will be endorsed and will form part of this permit.
2. The provisions, recommendations and requirements of the endorsed Acoustic Report must be implemented and complied with to the satisfaction of the Responsible Authority.

1. Prior to the commencement of any site works (including any demolition, vegetation removal and excavation), a Construction Management Plan (CMP) must be submitted to and approved by the Responsible Authority. Once approved, the CMP will form part of the permit and must be implemented to the satisfaction of the Responsible Authority. The CMP must address the following issues:

(a) Appropriate measures to control noise, dust and water and sediment laden runoff;

(b) Appropriate measures for the prevention of silt or other pollutants from entering into the Council's underground drainage system or road network;

(c) Appropriate measures relating to removal of hazardous or dangerous material from the site, where applicable;

(d) A plan showing the location and design of a vehicle wash-down bay for construction vehicles on the site so as to prevent material leaving the site and being deposited on Council's road network;

(e) A program for the cleaning and maintaining surrounding road surfaces;

(f) A site plan showing the location of any site sheds, on-site amenities, building waste storage and the like, noting that Council does not support the siting of site sheds within Council road reserves;

(g) Measures to provide for public safety and site security;

(h) A plan showing the location of parking areas for construction and sub-contractors' vehicles on and surrounding the site, to ensure that vehicles associated with construction activity cause minimum disruption to surrounding premises. Any basement car park on the land must be made available for use by sub-constructors/tradespersons upon completion of such areas, without delay;

(i) A Traffic Management Plan showing truck routes to and from the site;

(j) A swept path analysis demonstrating the ability for trucks to enter and exit the site in a safe manner for the largest anticipated truck associated with the construction;

(k) Appropriate measures to ensure that sub-contractors/tradespersons operating on the site are aware of and adhere to the requirements of the CMP;

(l) The provision of contact details of key construction site staff; and

(m) Include a requirement that except with the prior written consent of the Responsible Authority, a requirement that demolition, excavation or construction works must only be carried out during the following hours:

• Monday to Friday (inclusive) - 7.00am to 6.00pm;
• Saturday - 9.00am to 1.00pm;
• Saturday - 1.00pm to 5.00pm (Only activities associated with the erection of buildings that does not exceed the EPA guidelines)
• No works are permitted on Sundays or Public Holidays.

The provisions, recommendations and requirements of the endorsed Construction Management Plan must be implemented and complied with by all contractors to the satisfaction of the Responsible Authority.

1. The site must be drained to the satisfaction of the Responsible Authority. Stormwater must be directed to the Point of Connection as detailed in the Legal Point of Discharge report. Stormwater must not be allowed to flow into adjoining properties including the road reserve.

1. Before the uses start, areas set aside for parked vehicles and access lanes as shown on the endorsed plans must be:

(a) constructed to the satisfaction of the Responsible Authority;

(b) properly formed to such levels that they can be used in accordance with the plans;

(c) surfaced with an all-weather sealcoat to the satisfaction of the Responsible Authority;

(d) drained, maintained and not used for any other purpose to the satisfaction of the Responsible Authority; and

(e) line-marked to indicate each car space and all access lanes to the satisfaction of the Responsible Authority.

Parking areas and access lanes must be kept available for these purposes at all times.

1. Only Staff car parking is permitted within the basement car parking. A sign to this effect must be placed at the entry to the car park to the satisfaction of Council. A Visitor Parking sign is required for the car park accessible from Montgomery Avenue.
2. The loading and unloading of goods from vehicles must only be carried out on the subject land.

Department of Transport and Planning Conditions (Ref PPR 43569/23)

1. Prior to commencement of buildings and works, amended plans must be submitted to and approved by the Head, Transport for Victoria. When approved by the Head, Transport for Victoria, the plans must be endorsed by the Responsible Authority and will then form part of the permit. The plans must be generally in accordance with the advertised plans date stamped 5 May 2023 and annotated TP03 Revision 1 but modified to show:

(a) Line marking and signage to clearly identify 'staff only' left in/ left out access.

1. The level of the footpath must not be lowered or altered in any way to facilitate access to the site.
2. Prior to commencement of use, all disused or redundant vehicle crossings on Blackburn Road must be removed, and the area reinstated to kerb and channel to the satisfaction of and at no cost to the Head, Transport for Victoria.
3. Prior to commencement of use, the crossover and driveway on Blackburn Road are to be constructed to the satisfaction of the Head, Transport for Victoria and the Responsible Authority and at no cost to the Head, Transport for Victoria.
4. Prior to commencement of use, the access lanes, driveways, crossovers and associated works must be provided and available for use and be:

(a) Formed to such levels and drained so that they can be used in accordance with the endorsed plans.

(b) Treated with an all-weather seal or some other durable surface.

1. Driveways must be maintained in a fit and proper state so as not to compromise the ability of vehicles to enter and exit the site in a safe manner or compromise operational efficiency of the road or public safety.
2. Any security boom, barrier, gate or similar device controlling vehicular access to the premises must be setback a minimum of 6.5 metres inside the property boundary to allow vehicles to store clear of the Blackburn Road pavement and footpath.
3. The "left in/left" out vehicle access on Blackburn Road, as shown on the endorsed plans must not be altered without the prior written consent of Head, Transport for Victoria.
4. Apart from the disabled car space, Lower Ground Floor Car Park with access off Blackburn Road to be available for staff parking only.
5. The demolition and construction of the development must not disrupt bus operations on Blackburn Road without the prior written consent of the Head, Transport for Victoria.
6. Any request for written consent to disrupt bus operations on Blackburn Road during the demolition and construction of the development must be submitted to the Head, Transport for Victoria not later than 8 weeks prior to the planned disruption and must detail measures that will occur to mitigate the impact of the planned disruption.

1. There must be no more than 110 children in the Child Care Centre premises at any one time.
2. The Child Care Centre use may operate only between the hours of 7am and 7pm Monday to Friday.
3. The amenity of the area must not be detrimentally affected by the use or development, through the:

(a) transport of materials, goods or commodities to or from the land;

(b) appearance of any building, works or materials;

(c) emission of noise, artificial light, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil;

(d) presence of vermin;

1. No equipment, services, architectural features or structures of any kind, including telecommunication facilities, other than those shown on the endorsed plans shall be permitted above the roof level of the building unless otherwise agreed to in writing by the Responsible Authority.
2. Any required fire services, electricity supply, gas and water meter boxes must be discreetly located and/or screened to compliment the development to the satisfaction of the Responsible Authority. Any required services must be clearly detailed on endorsed plans forming part of this permit.
3. All external lighting must be designed, baffled and located so as to prevent light from the site causing any unreasonable impacts on the locality, to the satisfaction of the Responsible Authority.

1. No goods must be stored or left exposed outside the building so as to be visible from any public road or thoroughfare.

1. Before the use starts, acoustic fencing and screening in accordance with the endorsed Acoustic Report must be constructed to the satisfaction of the Responsible Authority.
2. No external sound amplification equipment or loudspeakers are to be used for the purpose of announcements, broadcasts, playing of music or similar purposes, to the satisfaction of the Responsible Authority.
3. Air-conditioning and other plant and equipment installed on or within the buildings must be so positioned and baffled that any noise emitted complies with the appropriate Australian Standards and EPA requirements.
4. At all times noise emanating from the land must comply with the requirements of the Environment Protection Regulations 2021 (as amended from time to time) as measured in accordance with the Noise Protocol to the satisfaction of the responsible authority.

Noise Protocol means the Noise limit and assessment protocol for the control of noise from commercial, industrial and trade premises and entertainment venues, published by the Environment Protection Authority on its website, as in force from time to time.

1. Once the development has started it must be continued and completed to the satisfaction of the Responsible Authority.

1. The location, layout, dimensions, structures and features of the approved signs shown on the endorsed plans must not be altered without the prior written consent of the Responsible Authority
2. All signs must be constructed and maintained to the satisfaction of the Responsible Authority.
3. Signs must not be illuminated by external lights without the written consent of the Responsible Authority.

1. Without the written consent of the Responsible Authority, this permit will expire unless the approved signs are displayed within 2 years of the issue date of this permit.

The Responsible Authority may extend the times referred to if a request is made in writing before the permit expires or:

(a) within six (6) months afterwards if the display of the signs has not commenced; or

(b) within twelve (12) months afterwards if the display of the sign(s) has not been completed.

Council and the Victorian Civil and Administrative Tribunal are unable to approve requests outside of the relevant time frame.

1. The approved signs of this Permit will expire 15 years from the date of issue of this permit.

1. This permit will expire in accordance with section 68 of the Planning and Environment Act 1987, if one of the following circumstances applies:
   • The development has not started before two (2) years from the date of issue.
   • The development is not completed before four (4) years from the date of issue.
   • The use is not started before four (4) years from the date of issue.

In accordance with section 69 of the Planning and Environment Act 1987, the responsible authority may extend the periods referred to if a request is made in writing before the permit expires, or

(a) within six (6) months afterwards if the use or the development has not commenced; or

(b) within twelve (12) months afterwards if the development has not been completed.

[1] The submissions and evidence of the parties, any supporting exhibits given at the hearing and the statements of grounds filed have all been considered in the determination of the proceeding. In accordance with the practice of the Tribunal, not all of this material will be cited or referred to in these reasons.

[2] Application material - Design Response & Neighbourhood Character, R Architecture. Plan TP02 Revision 8.

[4] Councils' submission paragraph 96, page 24.

[8] Drawing prepared by R Architecture, TP2.1, Revision 8 dated 2 April 2025.

[10] Drawing prepared by R Architecture, 3D, Façade Close Up, Montgomery Avenue.

[11] B Blades evidence statement, figure 10, page 16.

[12] Drawing prepared by R Architecture, TP05, Revision 8 dated 2 April 2025.

[13] Drawing prepared by R Architecture, TP3.4 3D, Façade Close Up.

[14] Council submission paragraph 102, 103 and 104, page 25.

[16] Drawing prepared by R Architecture, TP07, Revision 8 dated 2 April 2025.

[19] Council submission paragraph 187, page 26.

[20] B Blades evidence statement, paragraph 61, page 27.

[23] Council submission paragraph 11, page 5.

[24] Clause 15.01-1L-02 and Clause 15.01-5L.

[26] Council submission paragraph 39, page 11.