Appendix D - NC prelodgment notes - MCU19-0030

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                 1.      Building height should comply with the required 12m. Given the minimum floor level
                         required, a minor dispensation would be considered but does not include large expanses
                         of roof structure nor cause additional overshadowing of neighbouring properties. The
                         proposed 13.1m is considered excessive and unlikely to be supported.
                 GFA
                 2.      The proposal should comply with the GFA requirement of the Planning Scheme -
                         maximum population x 40m².
                 Built form
                 3.      The east and west elevations are considered bulky and would require articulation, a mix
                         of material and eaves to complement the character of Noosaville.
                 4.      The Noosa Plan seeks a light weight design for the Noosaville area. The design should
                         present light weight without necessarily using lightweight materials. In its current form,
                         the proposal may present bulky to the street. A variety of external materials should be
                         used.
                 5.      Consideration should be given to a 5 degree roof pitch to the western portion of the roof.
                 6.      Concerns are raised in regard to overlooking of neighbouring properties from the roof
                         terrace. Sightlines from the roof terrace towards neighbouring properties should be
                         provided with any application. Any overlooking of the neighbouring properties private
                         open space or habitable windows is considered unacceptable.
                 7.      The basement should comply with the definition of a basement in The Noosa Plan.
                 8.      Detail should be provided in regard to the swimming pool and the front fence. The design
                         should allow for landscaping to screen the fence/pool.
                 9.      Given the subject sites location and the proposal is over 2 lots, in this instance a second
                         gatehouse, well separated from the other may be considered but assessed at the time
                         of an application to Council. Gatehouse/s should comply with the QDC requirements.
                 Setbacks
                 10.     The front setbacks in their current form are acceptable.
                 11.     Side setbacks of 3.5m are considered consistent with the surrounding area providing
                         elevations are not bulky, are articulated and a mix of materials are used.
                 12.     Concerns are raised with the structures on the upper level (including the use of the upper
                         level balcony) within the 8m rear setback (stairs and lift well) which have the potential to
                         overlook and shade the neighbouring property open spaces and habitable windows,
                         particularly given the subject site is to the north of the neighbouring property.
                 Mango tree
                 13.     The mango tree could be removed should the health of the tree be negatively impacted
                         by the development footprint.
                 Mark Lewis - Comments
                 Access and Carparking
                 1.      The access driveway indicated on the plans achieves the minimum floor height and as
                         a result achieves the necessary floor immunity. It is noted that the part of the driveway
                         that falls into the basement will be roofed.
                 2.      Due to the narrow driveway there is potential for vehicles entering and exiting the site to
                         come into conflict. There is potential for vehicles to have to hold on and/or reverse onto
                         Gympie Terrace and impact on pedestrians and traffic. Any application would need to

                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20823476
Version: 4, Version Date: 28/02/2019

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                         include sufficient detail to demonstrate why a passing opportunity is not provided and
                         what measures are to be installed to address the concerns.
                 3.      The carparking layout includes resident and visitor spaces with the visitor spaces
                         accessed by utilising the proposed turntable. The visitor spaces being accessed via the
                         turntable appears not to be functional. Any application would need to demonstrate that
                         visitor spaces are freely accessible.
                 Water Quality/Quantity
                 4.      The proposal includes a basement carparking area in a location that is mapped as being
                         “high potential acid sulfate soil area” and is expected to have a high water table. The
                         construction of the development and the ongoing operational use have the potential to
                         negatively impact on water quality/quantity in the local area. Any application will need to
                         include a preliminary stormwater management plan and a preliminary acid sulfate soils
                         management plan. The plans must also include the dewatering methods to be employed
                         during construction and address the potential for ground water leaching into the
                         basement in the longer term.
                         It is noted that the City of Gold Coast has produced “Guidelines for Dewatering
                         Management Plan” that may be of assistance when preparing the management plans
                         for the subject development.
                 6.      INFRASTRUCTURE CHARGES

                 A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
                 your proposal may be obtained for a fee.
                 7.      FURTHER ADVICE TO BE SOUGHT

                 You are advised to contact Unitywater and any relevant Queensland Government Agencies
                 for their specific requirements in respect of your proposal.
                 Yours faithfully,



                 Glen Conforti
                 Development Planner




                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20823476
Version: 4, Version Date: 28/02/2019