Information Request MCU21 0133

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU21/0133 & OPW21/0220
Your Reference:	0287
2 September 2021
Novato Group P/L TTE
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566
[email protected]
Dear
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU21/0133 & OPW21/0220
Street Address:	9 Bottlebrush Ave Noosa Heads Qld 4567
Real Property Description:	Lot 147 RP 88934
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue
Access.
Council has concerns with the proposed driveway levels and grades and their ability to safely transition to the adjoining lands. The submitted engineering plan shows the transition at an unknown chainage.
The submitted driveway section plan does not extend to the centreline of the road formation and does not indicate the footpath section at a location which could reasonably align with the adjoining path (being adjacent to the kerb). It is also noted that there is a discrepancy between the “driveway section view” and the “vertical clearance” plans in regard to the width of the footpath section.
The section also shows the indicative only location of the underground services within the road reserve
Information Required
Provide amended plans that include:
The longitudinal section extending to the centreline of the road formation
The plans with the footpath section located where pedestrians could reasonably cross to the existing path in the frontage of the adjoining property
The footpath section with a consistent width on the relevant plans (desirably 2m, 1.5m minimum)
Additional sections within the road reserve which clearly indicate the transitions to the adjacent verge areas which do not create trip or fall hazards.
Please note that Council does not support private retaining structures in the road reserve
The depths of the existing services in the road reserve determined by potholing. If it is apparent that services may need to be altered provided written approval from the relevant service provider
Issue
Carparking
Council has a number of concerns with the proposed carparking layout:
The turning templates nominate a B85 vehicle for a number of the spaces and Council has concerns that future users may have the larger B99 vehicle. Council has no control over this potential future use so it is necessary that the carparking area be accessible to the larger B99 vehicle.
The basement layout on the architectural plans indicates a “panel lift garage door” and Council has concerns that the door will impact on the ability to reverse from the visitor space when closed. The extent of the door framing may also impact on the ability to access the internal spaces 2 & 3.
Information Required
Provide amended plans that demonstrate that all spaces are accessible for a B99 vehicle to enter the space in a forward gear, reverse from the space and exit the site in a forward gear in a total of 3 movements
Provide a plan that demonstrates that vehicles can reverse from the visitor space and exit the site in a forward gear when the garage door is closed.
Indicate on the plan the extent of the door and the potential impacts on the swept paths for carspaces 2 & 3
Issue
Stormwater
Council has some minor questions regarding the proposed stormwater system.
Information Required
Provide additional comment in regard to:
The discharge rate at the outlet point in the kerb and channel (Council’s maximum is 25l/sec). Council requires the discharge to not extend into the traffic lane and create a traffic hazard so if the discharge is greater than 25l/sec provide justification for the proposed rate
There does not appear to be any measures/structures to address overland flows adjacent to the southern boundary. It is noted that the proposed bin store extends to the property boundary and has the potential to block/redirect overland flows.
Issue
Earthworks and Site Stability
The subject site is mapped as being effected by the Landslide Hazard Overlay of the Noosa Plan 2020. The proposed development includes significant earthworks which have the potential to impact on the stability of the subject site and the adjoining properties. It is noted that a geotechnical investigation has been submitted. The report includes recommendations for the development but the submitted earthworks plan does not indicate any of the detail described in the report.
Information Required
Provide an amended earthworks plans that is consistent with and includes the recommendations of the submitted geotechnical investigation
Issue
Plot ratio
The planning scheme defines gross floor area as being measured from the outside of the external walls and the centre of any common walls of the building. It appears that the calculation for plot ratio has been taken from the inside of the building wall and that the common walls have been excluded. Therefore, the identified 378m2 of gross floor area appears to be incorrect.
Information Required

Calculation of gross floor area taken from the external walls and to include the common walls.
Plot ratio not to exceed 0.7:1, or 0.75:1 where small dwelling units are provided at a ratio of 3:4.
Amended pans with compliant plot ratio.

Issue
Site cover
It is unclear as to how the site cover calculation has been determined. It appears that the calculation has excluded an area around the perimeter of the building however the extent of eaves has not been clarified for each level. It also appears that podium areas around the building have been excluded, this in part relates to information request item 14.
Information Required
Clarification of which part of each level has been included in the site coverage calculation.
The site cover calculation to include all buildings and structures, including podium areas around the building.
Issue
The proposal plans identify a maximum RL for the building and provides a 12-metre height line. It is noted that contour plans have been included within the engineering drawings however a copy of the survey plan clarifying these levels has not been provided.
Information Required
A copy of the site survey plan.
A plan which includes the upper-level roof RL’s overlaid against the site contours.

Issue
The elevations and perspectives include features such as fencing, what appears to be the ground line at the boundary and landscaping which inhibit a full view of the proposal. Furthermore, these plans do not include details of the finished ground level around the building.
The height of the wall on the boundary associated with the bin store appears to be excessive on the perspective plans – the height of the wall has not been clarified.
Information Required
Amended elevations and perspectives which are not inhibited by features such as landscaping, the ground level at the boundary and fencing and include details of the finished ground level around the building.
Details of the finished ground level will also confirm as to whether basement meets the planning scheme requirements for and definition of a basement. This may also impact upon the setbacks of the proposal.
Clarification of the height of the proposed wall on the boundary associated with the bin store.
Issue
Car parking – the planning report accompanying the application states that 7 car spaces are required for the development. However, as one of the dwelling units contains 3 bedrooms it requires 2 car parking spaces, also noting that Note 1 of Table 9.4.1.4 of the Driveways and Car Parking Code states: Where the number of spaces required is not a whole number, the number of spaces to be provided is the next highest whole number.
Accordingly, 8 car parking spaces are required.
Information Required
Provide 8 car parking spaces for the proposal.
Issue
Landscape Plan
All palms nominated on the Landscape Concept Plan are not an acceptable outcome. The use of palms as major elements in landscaping schemes is not encouraged.
Small canopy trees with narrow trunks and vines supported on fences or screens are more appropriate than palms in narrow gardens. Where palms are used, for example around pool areas or a water feature within a development, they should be planted in clumps or groups with other native species, listed in the Noosa Planning Scheme Policy 3—Landscaping Plants & Guidelines. Sentinel planting of palms is inappropriate (ie. individual palms standing guard to either side of a building/structure.
The use of palms in side or rear setback areas is also inappropriate, as they do not provide sufficient foliage to screen and soften buildings.
Information Required
Provide an amended Landscape Concept Plan that demonstrates the following:
Species selection consistent with Noosa Planning Scheme Policy 3—Landscaping Plants & Guidelines.
Provide 2 x 45 litre Banksia integrifolia street trees within the road reserve a minimum of 1 metre behind the back of the kerb. All street trees must be provided with a garden edge, mulch collar and NATSPEC approved by a qualified arborist prior to leaving the nursery. Where possible the new street trees must take into consideration the appropriate distances from driveways, street lighting and underground infrastructure.
Provide a tree protection zone in the landscape concept plans for the retention of the Eucalyptus racemosa located in the road reserve.

due date for response to information request
The due date for providing the requested information is 2 December 2021. Email your response to [email protected]. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Patrick Murphy
Coordinator Planning

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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