Information Request MCU21 0156

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU21/0156
Your Reference:	0255
29 October 2021
Davrus P/L TTE
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566
[email protected]
Dear Sir/Madam
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.	MCU21/0156
Street Address:	89, 91 & 93 Eumundi Noosa Rd Noosaville
Real Property Description:	Lot 80 & 81 RP 71151 Lot 1 RP 130594
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue - plans
The plans require further detail and measurements to enable better assessment.  Some plans have reference points and others don’t. For example, RL levels are not shown from existing/finished ground levels to the top of roof lines.
Information Required
Provide amended plans (to scale) that clearly details:
all building setbacks relative to the boundaries for the ‘zoomed in’ floor plans.
proposed R.L.s of the top of all roof lines.
natural and finished ground surface levels. Include RL’s relating to fill levels.
setback lines that scale correctly – ie. the 2 m setback on the northern boundary is a different distance from the 2m setback line at the southern boundaries. Scaling from the boundary distance provides different measures than what is annotated on the plans.
renderings that reflect the actual site and surrounds. Choosing a reference point in on area does not correlate to the measurements in another.
the western elevation of TH01 shows a car port, while the floor plans clearly show the western wall, including a garage.
close up elevations are provided for some of the units, but not all. In particular provide close ups for dwellings TH18, TH19, APT21 & APT22.
Provide GFA and site cover calculations.
There are a number of provisions within the Noosa Plan 2020 which address preferred design outcomes. Specifically, these include:
Noosaville Local Plan Code:
Purpose and Overall Outcomes
(e)	Development design and siting responds to the relatively flat topography of Noosaville by creating visual interest and differentiation in built form through design and the application of:
a range of textures, colours, styles and finishes;
a range of architectural elements within the context of a sub-tropical architectural theme;
varied roof heights, that cumulatively make a positive contribution to an interesting skyline;
varied setbacks which create opportunities for both landscaping and design variety; and
retention of mature trees and the provision of new landscaping which create attractive spaces between buildings.

(q)	Development fronting Eumundi-Noosa Road, Eenie Creek Road and Walter Hay Drive provides high quality buildings, landscaping and integrated signage that improves the visual appearance of these roads as entrances to Noosaville.

Performance and Acceptable Outcomes:
PO4
The visual amenity and character surrounding the major road network and entrance roads, including Eumundi Noosa Road, Beckmans Road, Eenie Creek Road, Walter Hay Drive, Gympie Terrace, Noosa Parade and Weyba Road is protected and enhanced.
AO4
Development adjacent to the major road network, particularly Eumundi Noosa Road, Beckmans Road, Eenie Creek Road, Walter Hay Drive, Gympie Terrace, Noosa Parade and Weyba Road incorporates landscaping that complements the natural species occurring in the local area, protects existing vegetation within the road reserve and incorporates design elements that add visual interest to the streetscape.
PO7
Buildings, structures and landscaping are integrated with the natural landscape and reflect the riverside character and setting of the local plan area in terms of form, composition and protection of neighbourhood amenity.

AO7.1
Development takes the form of small separate buildings rather than large single bulky buildings and does not visually dominate the street, riverfront, adjacent properties, surrounding spaces or the existing skyline.

AO7.2
Buildings and structures have a scale and building height consistent with development on adjoining and surrounding land.

AO7.3
Buildings and structures preserve the amenity of adjoining land including sunlight to neighbouring properties.

AO7.4
Development respects the scale of surrounding vegetation and maximises the opportunity for retention of existing vegetation and incorporates soft landscaping between buildings.
AO7.5
Buildings and structures:

incorporate articulated roof forms which are visible from the street and have a pitch of no less than 5 degrees;
incorporate a mix of lightweight and textured external building materials or materials that reflect the natural environment such as timber and rock face;
provide variation through articulation, texture and detailing;
incorporate verandahs, open balconies or shaded patios for outdoor living, with open, transparent or semi-open balustrades;
use understated colour schemes and low-reflective roofing and cladding materials.

Medium Density Residential Zone Code
Performance and Acceptable Outcomes:

Building Scale and Bulk 
PO9
Development:
is of a scale compatible with surrounding development and the particular circumstances of the site; and
does not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site.

Streetscape
PO14
Development contributes positively to the locality;
addresses and enhances the streetscape by incorporating articulation and individual design elements that add visual interest to the development;
has a form and architectural scale that does not dominate the streetscape or the surrounding properties;
does not detract from the visual amenity of adjoining properties through the impact on views, access to sunlight or overlooking;
takes the form of small separate buildings, rather than large single bulky development; and
sits within a landscaped setting.

AO14.1
Development provides visual interest to the street and surrounding areas through:
highlighting individual dwellings and land uses;
an asymmetrical design presentation to the street;
offsetting or staggering dwellings to provide variation in the frontage;
varying the roof form

AO14.2
Buildings have the main entrance easily recognisable from the street and include design elements in the front façade such as verandahs, external stairs, awning or shade structures and window openings.
Issue
It is considered that the proposed development does not accord with the design requirements of the planning scheme as a consequence of:
The proposed large buildings are not of a scale reflective of surrounding development and present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site;
The proposed development visually dominates the street;
It is roof form is not a consistent 5 degrees, nor are there eaves to at least 75% of the perimeter of the building.  There are limited roof overhangs, instead utilising window hoods in some cases;
Insufficient landscaping within the central areas of the site;
The proposal does not offset or stagger buildings to the street.

Information Required
Provide amended plans that have considered this and demonstrate compliance with the relevant requirements of the Noosa Plan 2020 with respect to bulk, building design, mix of materials, articulation, considering the character of Noosaville and the local and surrounding streetscape. This should include but not be limited to:
Increased variation in colours and materials;
At least a 5 degree roof pitch and eaves to all elevations;
Variation of the roof form and horizontal planes;
Open and transparent balustrading – the design is currently not visually permeable;
Increased landscaping within the site, including landscaping which is visible when viewed from the Eumundi-Noosa Road access;
Compliance with the maximum plot ratio of 0.5:1 – provide calculations accordingly.

Issue – bedroom locations
Acceptable Outcome AO5 of the Dual Occupancy and Multiple Dwelling Code seeks that bedroom windows are at least 3 metres away from shared driveways, car parking areas, mechanical plant, refuse and recycling areas, vents and exhausts.
Some bedrooms are located within located within 3 metres of the internal driveway.
Information Required
Provide amended plans that locate the bedrooms so as to comply with Acceptable Outcome AO5 of the Dual Occupancy and Multiple Dwelling Code.

Issue
There has been no demonstrated compliance against the Sustainable Design Works Code. There does not appear to be a minimum of two openings have been provided to each habitable room.
Information Required
In particular, clarification is sought as to how the proposal complies with this aspect of Performance Outcome PO8.

Issue – privacy to adjoining childcare
The development adjoins a childcare centre situated to the north of the site.  There is a concern that occupants of the proposed dwellings will overlook the site. In particular, the outdoor play area is highly visible from dwellings TH06-TH08 on both levels.
Information Required
Provide further information that addresses how this issue will be mitigated and demonstrated compliance with PO7 of the Dual Occupancy and Multiple Dwelling Code.

Issue – accessibility to dwellings
It is unclear if the proposal complies with AO9 of the Dual Occupancy and Multiple Dwelling Code.
Information Required
Provide details of which units comply with AO9 of the Dual Occupancy and Multiple Dwelling Code

Issue - Earthworks
The submitted engineering plans do not provide sufficient detail around the proposed earthworks and retaining walls to assess.
Information Required
Please provide an earthworks plan prepared by a suitable qualified person (an RPEQ) that includes, but is not limited to, the following detail:
The extent of proposed cut and fill areas on the site with approximate volumes of cut and fill material;
Sectional plans showing various heights of fill/depths of cut with existing versus proposed RLs; and
The extent and proposed height of any retaining structures along with the proposed height of any fencing on top of retaining structures.

Issue – Car Parking
The submitted engineering plan does not clearly indicate the number of parks and the architectural plan that shows parking does not provide any dimensions.

Information Required
Please submit a dimensioned parking plan including garaged parking areas prepared by a suitably qualified person.

Issue – Bin Storage Area
The submitted plan does not include a connection into the sewer network for bin wash-down runoff and bin leakage.
Information Required
Submit a revised sewer plan that includes a connection from the bin storage area into the sewer network in accordance with the requirements of the Noosa Council Waste Management Plan.

Issue – Traffic engineering
Insufficient information has been submitted that addresses how manoeuvrability and traffic movements comply with Noosa Plan and safe for the intended use.  Further it is not understood how facilitation of pedestrian permeability and access, and waste management will occur.
Information Required
Submit an assessment of the site layout and access arrangements undertaken by an RPEQ experienced in traffic engineering, demonstrating that the proposed arrangements are satisfactory, and addressing as a minimum the following items:
Provision of a site layout plan at a standard scale (1:200 or 1:250).
Preparation of a concept plan demonstrating satisfactory extension of the existing raised central median in Eumundi Noosa Road so that the access driveway is suitably restricted to left turns only.
Configuration of the site access driveway and queuing provisions.
A Refuse strategy for the site.  This is to be in accordance with the Waste Management Code and the PSP9 Waste Management. This is to include demonstration of the swept path of the refuse collection vehicle (which is larger than the 8.8m long vehicle shown on the plans) entering the site, moving within the site to collect all bins, and then departing the site, using appropriate vehicle clearance envelopes, and without the vehicle impacting the second levels of the townhouses that partly overhang the ground level driveway, and with the vehicle passing a car in each direction clear of the overhanging second level.  The refuse management proposal is to be clarified, particularly in relation to how the 240 litre bins are to be collected, and why there are also 1100 litre bins proposed, and also taking account of Council’s policy of a 60m maximum distance for moving wheelie bins between the storage location and the collection point.
Grading for the internal roadways and parking areas, demonstrating that it will be possible to comply with the requirements of AS/NZS 2890.1-2004.
Compliance of the layout with the requirements of AS/NZS 2890.1-2004, including appropriate vehicle clearance envelopes on any supporting swept path analysis.  This is to include consideration of the location of supporting structure for the carports, the appropriateness of the proposed absence of kerb returns accessing the two north-south aisles, and vehicle manoeuvring for TH9 and TH11 garages.
Pedestrian access and routes within the site.

Issue - Stormwater
The information relating to stormwater management which has been submitted is conceptual only and is insufficient to demonstrate compliance with the performance outcomes of the Water Quality and Drainage Code.
Information Required
Provide a Stormwater Management Plan (SWMP) Report, which addresses all requirements of the Water Quality and Drainage Code and which is supported by both MUSIC and applicable hydrologic modelling. In addition, the SWMP is requested to address the following:
Provide preliminary drainage design for all components of the proposed drainage network and specifically show that adequate fall is available for these components to connect to the trunk drainage network and function in accordance with the modelling assumptions;
Provide survey of the trunk drainage network, showing alignment, sizes and levels, from the site connection point up to Headland Drive;
Demonstrate that Lawful Point(s) of Discharge are able to be achieved from the site. Supporting modelling and analysis is to:
Utilise a hydrologic model and be undertaken using the ensemble storms approach of ARR2019;
Accurately account for the capacity of the downstream trunk drainage network. Where the capacity of the trunk network is exceeded, the application will need to demonstrate that the extent and duration of inundation of downstream properties is not increased  ;
Be undertaken generally in accordance with the procedures documented in QUDM Section 5.6.2;
Demonstrates no increase in peak flows for all events up to and including the 1%AEP climate change event, for the range of durations applicable to the downstream land ;
Accurately represent the site catchment areas and the position and catchment of each detention storage within the site;
Accurately represent any areas of the developed site which bypass the detention storage(s);
Accurately represents the existing catchment and flows reporting to the proposed discharge points from the site, as the comparison for the developed-site discharge;
Provide existing and developed catchment plans, showing the above areas.

Issue
The submitted plan does not include sufficient detail to demonstrate that the garages, garage doors and aisle width comply with the Australian Standard.
Information Required
Provide sufficient detail to demonstrate that the garages, garage door widths and the aisle widths are in accordance with section 5.4 of AS/NZS2890.1:200.

Issue - Landscaping
The planning scheme defines landscaped area (including landscaped buffer areas, landscaped building setback and landscaping) as:
.......part of a site comprising predominantly soft landscaping and set aside for the purposes of enhancing or protecting the amenity of the site. The term includes the areas occupied by bicycle racks, swimming pools or ponds and garden paths, but does not include impervious surfaces such as driveways, vehicle access lanes, vehicle parking and manoeuvring areas, waste storage areas, and the like.
It is unclear how much landscaping has been provided due to the inconsistencies in scaling and if it complies with Noosa Plan.
Information Required
Provide a review and calculations of landscaping in light of the planning scheme’s definition of landscaping and soft landscaping. Provide amended plans that comply with the landscaping requirements within the Dual Occupancy and Multiple Dwelling Code.

due date for response to information request
The due date for providing the requested information is 3 February 2022. 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,

Lisa Pienaar
Development Planner

[word/footer1.xml]
Page 2 of 2

[word/footer2.xml]
PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
				Page 1 of 2

[word/header1.xml]
3