38 Bay View Discussion Paper: Demolition Extents Eastern Component of House Prepared by: Matthew Williams Date: 29 September 2020
Existing Condition – Levels The elements in question are shown at left. Levels are indicated on the Survey Plan obtained for 20 Bay View Street. It would be useful to obtain a complete survey for 38 Bay View Street. Levels are described as Relative Level (RL), which means a level relative to an Australian Height Datum setout point determined by the Surveyor. Approximate Levels can be summarised as follows: • • • • • •
Foundation of Wall: Unknown Level of Living Floor: RL 23.80 Level Of Living Floor Balcony: RL 24.74 Level of Master Bedroom Floor: RL 27.3 Level of Master Bed Ceiling: RL 30.6 Level of External Gutter: RL 30.6
Window head and sill levels are marked on the survey at left and sketch below. Top of wall for the external perimeter wall above the garage is RL20.13. This provides approximate clear heights as follows: • •
Living Floor, Floor to Ceiling: 3.2 metres Master Bedroom Floor, Floor to Ceiling: 3.05 metres
Clearance heights for these spaces are required to be a minimum of 2.7 metres, however houses in the premium residential market may be up to 3.6 metres or even 4 metres. Clearance in the living exiting living area around the existing kitchen position is around 3.6 metres. It is noted that this space feels generous and spacious in height.