When your block falls away and the R-Codes say “no”, it can feel like your dream home is off the table. At 8B Frobisher Avenue, Sorrento, Forge Planning secured approval for a contemporary two-storey family home on a highly constrained site — navigating a 3-metre natural fall, significant retaining requirements, and overlooking risks.
The proposal required a major R-Code variation for retaining walls, more than double the allowable height, yet was approved with minimal conditions. Through detailed topography analysis, streetscape justification, and a council-ready planning report, Forge demonstrated that the retaining solution was not only compliant, but the only appropriate design response for this site.
Project Challenges & Planning Outcome:
Single residential dwelling requiring R-Code variations related to retaining, site works and overlooking.
Challenging topography with significant level changes across the site.
Retaining walls exceeding the deemed-to-comply provisions, required to create a functional outdoor living area.
Overlooking managed through considered screening and design refinements.
Located within an R20 zoning and established coastal residential context.
Application approved with minimal conditions, reflecting the strength of the planning justification and documentation.
Approval achieved without any redesign, maintaining the architect’s original intent
Working with a 3-metre natural fall across the site, Forge Planning and the project architect developed a level strategy that balances functionality, compliance and neighbourhood character. The floor levels step subtly to follow existing contours, enabling a liveable internal layout while avoiding excessive excavation or visually intrusive earthworks.
Retaining walls were positioned strategically — particularly along the side boundaries and rear outdoor living areas — to create usable, family-friendly spaces that comply with the R-Codes and respect adjoining properties. This approach also ensured:
Finished levels respect the natural ground level at boundaries, maintaining a consistent streetscape presentation.
Outdoor areas achieve full usability, including alfresco, garden zones and future pool readiness (as shown on the ground floor plan).
Minimal visual bulk from retaining, assisted through setbacks, planter boxes and material variation.
Reduced impact on neighbouring amenity, even with level changes and height differences.
Optimised solar access through considered orientation, glazing and shading strategies.
This topography-first design response is what ultimately enabled retaining variations to be approved without condition, demonstrating to the City that the levels were both necessary and the most context-sensitive solution available.
The dwelling design embraces the sloping coastal terrain, stepping subtly with the natural levels while maintaining a strong relationship to the street. A contemporary façade, soft landscaping, and controlled massing help the home integrate seamlessly within Sorrento’s elevated streetscapes.
Internally, levels were rationalised to create a functional and intuitive family layout, while external retaining was designed to minimise visual bulk and respect neighbour amenity. The result is a coastal home that balances architectural presence with planning compliance.
