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response to information request
Attached to the e-mail MCU19/0013 & RAL19/0003 - Response to Information Request - 10 Opal St Cooroy.
11 April 2019 Billy Glover Noosa Council [email protected] RE: Response to Information Request (MCU19/0013 & RAL19/0003) – Duplex situated at 10 Opal Street, Cooroy Council issued a further information request on 20 February 2018. The applicant provides the following additional information in response to the items: Community Title 1. Provide plans of the proposed community title subdivision that includes functional common property areas and is consistent with current legislation. 2. Provide a draft Community Management Statement or provide comment regarding specific items to be included in the future Community Management Statement. A revised subdivision lot layout is attached. The common property areas are to be maintained over the proposed fence line between the two buildings. Specific items to be included within the Community Management Statement will refer to the rights to use and maintenance responsibilities of the respective owners over this common property area. This will be dealt with at plan sealing stage. ---------------------------------------------------------------------------------------------------------------------- Built Form 3. Provide a plan drawn to scale that provides sufficient information to assess site cover and gross floor area for the existing dwelling. 4. Provide amended plans that comply with 40% site cover for the entire site. 5. Provide amended plans that detail 600mm eaves for the dwelling unit on proposed lot. 6. Provide an amended plan that details a maximum wall length of 15 metres for the dwelling unit proposed on lot 2. Please find attached a revised plan showing the site cover for all buildings on site represents 42.6% of the 1,009m2 site. A single storey detached house may be built on site with a site cover of 50% and the New Noosa Plan allows for small dwelling units to be built with a site cover of 45%. The relevant outcomes pertaining to site cover seeks for buildings are of a scale compatible with surrounding development and does not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site. The proposed detached duplex unit is located behind the existing house and has a separate access from a different street frontage. The scale of the proposed unit is a lesser density compared with the recently constructed town house developments on either side of the new duplex unit.
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Under The Noosa Plan a less dense (detached house) can be built on the site with an
additional 74m2 of site cover, and under The New Noosa Plan small dwelling units can be
constructed with an additional 24m2 of site cover. The proposed design provides for a
medium density development which allows for a scale of building compatible with the
surrounding development and not present an appearance of bulk to adjacent properties
or the street.
The new 180m2 duplex unit includes 450mm eaves with a 150mm downpipe (600mm
eaves) surrounding the perimeter of the building and provides for a compliant side setback
to all boundaries. The proposal also includes sufficient space around the building to
provide for landscaping between buildings.
The 17.3m wall length orientated to the west is setback more than 6m from the adjoining
neighbour. The proposed design is similar in its built from to a single detached house,
which in The New Noosa Plan is able to be constructed with a wall length of 20m in the
Low Density Residential zone. Although not being in the Low-Density Residential zone,
the relevant Outcomes seek for buildings to contributes positively to the streetscape and
has a form and architectural scale that does not dominate surrounding properties which
are situated within a landscaped setting.
The single storey walls along the western elevation are setback from the neighbouring
buildings by more than 6m, which will allow large landscaping areas between buildings.
The applicant is willing to accept a condition for additional landscaping to further screen
the development from the adjoining single storey units either side of the proposed duplex
unit. By applying these reasonable and relevant conditions to the code assessable
application - the form and scale of the design is in keeping with the adjoining unit
developments and not readily visible from the streetscape consistent with the relevant
Specific Outcomes.
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7. Provide preliminary plans of the proposed stormwater drainage system for the
development. The plans must be either prepared by or endorsed a suitably
qualified person. The plans must include but not be limited to:
a. Detail of the proposed tank (location, dimensions, level).
b. Detail of the proposed drainage system (pipe sizes and grades).
c. Existing and proposed surface levels to demonstrate that suitable
clearances can be achieved.
d. Comment regarding the capacity of the existing drainage system in Opal
Street to cater for the additional runoff.
e. Indications of the various catchment areas within the site and
certification that states that if the development is constructed in
accordance with the design there will be no worsening of drainage
conditions on adjoining properties, Opal Street and Opal Lane.
Please find attached an Integrated Water Management Plan, prepared by Callaghan &
Toth. The report provides details as to the proposed tank, drainage system and levels on
the engineering design plan. Further commentary is provided on the capacity of the
drainage system in Opal Street and non-worsening as a result of the design, including 2 x
3,000 litre rainwater detention tanks.
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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. It is therefore requested that Council proceed with its
assessment of the development application at their earliest convenience.
If you have any further queries in relation to the above, please do not hesitate to contact
myself.
Regards,
Jack Lewis B.Sc Hons UNSW M.Plan Otago
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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