response to info 37 bottlebrush · MCU22/0087

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   2. Amended plans which include the RL’s of the roofs of each rooftop terrace.

The finished levels and heights are included on the revised plan set demonstrating the
building is no more than three storeys and 12m in any one section relative to ground line.




   3. Amended plans which demonstrate compliance with the maximum
      permitted plot ratio with those plans correctly calculating the gross floor
      area.

Amended plans and calculations have been provided demonstrating compliance with the
65% GFA requirement for the High Density Residential zone. The three units provide for
high end units just above the small dwelling unit sizes and allow for downsizers and
families to live close to services and transport in Noosa Junction.




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   4. Amended plans which demonstrate compliance with the maximum permitted
      site cover with those plans correctly calculating the site cover.

Site cover plans have been updated demonstrating compliance with the maximum 40%
with a substantial building break open to the sky and unroofed adjoining the ground floor
entrance.




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   5. The setback associated with the lift to comply.
   6. One frontage to comply with the 6.0 metre setback with a minor variation to
      the second frontage setback requirement.

The setback to the lift has been amended along the Berrima Row frontage and integrated
into the building line to provide for an integrated building design that matches in with the
topography and landscaped setting. Although the Berrima Row frontage is slightly less
than the 6.0m, the landscape design and retention of the street trees within the road
reserve ensure the built form does not dominate the streetscape and the 600mm
difference is inconsequential when reading the design from this street or the corner.

Detailed work has been undertaken by Matt Duncan in regards to the street trees within
the frontage and the levels to ensure the landscape canopy within the wide road reserve
is retained. In this regard the large Cook Pine, Bribie Island Pine, Cassia tree and Burdekin
Plumb tree are to be retained, and the built form which is substantially smaller than these
existing trees are screened behind the mix of new and existing landscaping some 12m
from the kerb line to both Berrima Row and Bottlebrush Ave. We seek for Council to assess
the setbacks in accordance with the site context pertaining to road reserve width,
landscaping, topography and existing building setbacks.




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   7. The third level to be provided with a significantly increased setback to
      Berrima Row.

   8. Sight line diagrams which demonstrate that there is no overlooking arising
      from the rooftop terraces.

The third level is designed to step up the topography and not be read when looking from
Bottlebrush Ave. The setback to the outermost projection is 9.3m and finished with 1.7m
high walls to focus the sight lines to the southwest across the Junction and towards the
Noosa Hinterland. Furthermore, unit 1 looks over the top of the two storey roof of the
adjoining building at 35 Bottlebrush Ave.




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   9. Access driveway - Provide additional comment and detail on the longitudinal
      section and the relevant plans regarding the following:

       a. the condition of the existing timber retaining wall in the road reserve and
          the impacts of the new works on any retained sections of the existing
          timber retaining wall

       b. any new retaining walls in the road reserve and their connection to any
          retained sections of the existing timber retaining wall

       c. any buried services in the road reserve and the vertical clearances to the
          proposed works. Please note that the clearances must be in accordance
          with the service authorities standards

       d. Amend the alignment such that the driveway is a straight alignment that
          is perpendicular to the kerb and garage entry and reduce the width of the
          driveway to 5.5m at the kerb line (sufficient for vehicles to pass).
          Reconfigure the on street spaces to provide the maximum number of
          spaces given the constraints. Please note that the reconfigured spaces
          must be in accordance with AS2890

   10. External works (kerb and channel, footpath, carparking etc). Provide
       additional detail on the relevant plans regarding the following:

        a. the dimensions, locations, levels and grades of the proposed kerb and
           channel sufficient for construction

        b. the deletion of the proposed footpath in the road reserve

        c. provide a flat area adjacent to the back of the kerb sufficient to provide
           for door opening, waste bin collection etc

        d. the notation on the plans amended to indicate that the existing vehicle
           driveway in Berrima Row will be removed as part of the works

   11. Provide additional detail on the proposed 2 pedestrian access points to
       Bottlebrush Avenue. The detail must be sufficient for construction purposes
       and extend from the property boundary to the road formation.


Recor provide updated engineering drawings locating the services and exiting timber
retaining wall within the road reserve. The driveway location has been amended in
coordination with the arborist and landscape architect to ensure the retention of the
important trees within the frontage, removal of the existing ‘failing’ timber retaining wall
and establish a landscaped battered reserve in front of the boundary retaining wall (no
higher than 1.2m in height).

Further detail is provided for the new kerb to be established around the frontage to
preserve the exiting trees. Earthworks are required within the Bottlebrush frontage to allow
for the revised design, which provides for two compliant parking spaces and a driveway
that allows for cars to enter and leave the site in a forward gear without scraping the
concrete, and a width of 4m in accordance with RS-050 and RS-051.




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    12. Provide additional detail on the proposed retaining construction methods to
        be undertaken on site. The detail must be prepared by a suitably qualified
        person (Registered Professional Engineer of Queensland) and include but
        not be limited to:

       a. The proposed method and methodology. Please note that all structures,
          anchors etc both above and below ground level, both temporary or
          permanent, must be wholly contained within the subject site unless
          written permission from the adjoining land owner is provided to Council

       b. The measures to be undertaken to ensure that the development works do
          not adversely impact on the structural integrity of any adjoining lands,
          buildings, services and vegetation

The Geotechincal report details numerous recommendations regarding fill material, stormwater,
shoring, piling, compaction and footing design. The preliminary drawings from Recor include
notations referring to the geotechnical investigations as shown below – with further detailed design
to be undertaken as part of the subsequent building approvals. There are no identified concerns in
the reporting that will affect the design and construction.

ANY PROPOSED RETAINING WALL WORKS MUST BE WHOLLY WITHIN THE PROPERTY
BOUNDARY OF THE SUBJECT SITE, INCLUDING REAR OF RETAINING WALL DRAINAGE
INFRASTRUCTURE FOR RETAINING WALLS IN CUT. RETAINING WALLS ARE TO BE
PREPARED IN ACCORDANCE WITH STRUCTURAL ENGINEERS SPECIFICATIONS, AND IN
CONFORMANCE WITH CONSTRUCTION REQUIREMENTS OF GEOTECHNICAL REPORT.




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    13. Provide additional detail and indicate on the plans the proposed methods for
        waste/refuse storage and collection. The detail must be in accordance with
        The Noosa Plan 2020 (Waste Management Code and PSP9 Waste
        Management) and include but not be limited to:

            a. Dimensioned storage areas

            b. Bin collection locations and any required hardstand

Waste from the three units is to be stored in 6 wheelie bins within the garage and are to be wheeled
out to Bottlebrush Ave in the new carparking splays. These areas will be used one morning a week
for residential rubbish and recycling collection. The body corporate is to coordinate the movement
of the bins and responsibilities within the CMS.




    14. Provide additional detail on the design rain event for the drainage system
        and demonstrate that the design rain event is in accordance with The Noosa
        Plan 2020 (Use Code, Works Codes and PSP 6)

    15. Provide comment that confirms that the proposed system has been designed
        considering climate change (20% increase in rainfall intensities)

    16. Provide additional comment on how the impacts of rain events that exceed
        the capacity of the proposed underground system will be addressed

Recor have provided updated stormwater sections and calculations, with new stormwater
drainage along the boundaries to diverst upstream runoff and overflow around the outside
of the building and through landscaping and pathway areas to Bottlebrush Ave and
Berrima Row.




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   17. Provide a plan identifying the tree species and size of all trees to be
       removed/retained on site.

   18. Identify on the plan what trees are within the Council road reserve and which
       are within the lot.

   19. Provide an arborist report identifying if the trees proposed to be removed
       can be retained, if not why they cannot be retained including the root
       protection zone.

   20. Provide a full Landscape Plan in accordance with PSP2 – Landscaping,
       including but not limited to:
       a. All planting including all levels i.e. understorey, mid and upper storey to
       ensure screening of the development boundaries is to occur and the bulk of
       the development is softened.
       b. Include a Species Selection list including the species name, common
       name, mature height, number to be planted, pot size.
       c. Ensure appropriate numbers of species are included.

   21. Provide a full Landscape Plan that includes ground, mid and upper storey
       species within the boundaries to provide adequate screening.

   22. Ensure a minimum width of 2m of landscaping is provided along the two
       street front boundaries.

   23. Ensure screening planting is along the entire length of the boundaries.

   24. Include within the Landscape Plan additional landscape screening along all
       boundaries to ensure privacy and to soften the development.

   25. Ensure the screening planting is along the entire length of the boundaries.

   26. Amend the Landscape Plan to include streets as required or identify the
       street trees on the Landscape Plan.

   27. Provide details within the Landscape Plan of any fences and/or retaining
       walls including height and materials.

   28. Ensure the street facing fences/retaining walls are all softened by
       landscaping and in particular set back a minimum of 1m from the
       boundaries.

Matt Duncan (QAA Approved Consultant since 2011 Level 5 AQF Arborist since 2010)
and Carl Safstrom (Landscape Architect) have worked together to identify all existing trees
within the road reserve. A landscape and engineering design has then been carefully
considered to ensure the protection of the large Cook Pine, Bribie Island Pine, Cassia tree
and Burdekin Plumb tree within the road reserve. Plantings within the setbacks have then
been considered to accompany the existing trees to be retained and assist in
complementing the built form and retaining walls. In this regard, retaining walls have been
reduced in size to a maximum of 1.2m along the boundary to ensure there is no
requirement for retaining works in the road reserve and landscaping above the retaining
walls to protect open space courtyard areas.




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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested and now seeks a decision in accordance with the
Planning Act 2016 timeframes. Please proceed with your assessment of the application at
your 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 MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




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