Appendix D - NC prelodgment notes - MCU19-0030

                 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