Original source · versioned page text
MCU200096 information request 1.12.20
Attached to the e-mail Response to IR - Ross Cres Sunshine Beach - MCU200096.msg.
Noosa Council documents
Officer: Tara Norley
Direct Telephone: 07 53296486
Our Reference: MCU20/0096
Your Reference: n/a
26 November 2020
PA Hardisty
C/- Coastal Building Certifications Pty Ltd
PO Box 890
BUDERIM QLD 4556
[email protected]
Dear Sir/Madam
Further Advice – Development Application
I refer to your application and advise that Council wishes to provide you with further advice
about the application in accordance with the provisions of the Development Assessment Rules
2017.
1. APPLICATION DETAILS
Application No. MCU20/0096
Street Address: 34 Ross Crescent, Sunshine Beach Qld 4567
Real Property Description: Lot 564 on RP48112
Planning Scheme: Noosa Plan 2020 (31 July 2020)
2. FURTHER ADVICE
You are advised that:
The response to the information request has not addressed the items adequately as outlined
in the Information Request dated 1 October 2020. This Further Advice letter is the final advice
Council Officers will be asking for the proposal to comply with the Noosa Plan. If not addressed
adequately through this process, the proposal will not be supported.
Issue – Building Height, Ground Level and Basement
The plans indicate external doors are proposed on the northern and southern elevations of
the Basement Floor Plan, indicating extensive alterations to the natural ground level are
proposed. As such, the proposed basement does not comply with the Noosa Plan 2020
basement definition, resulting in the building being 3 storeys and in excess of 8m in height.
Information Required
1. Provide amended plans that clearly show the natural ground level, proposed finished
ground levels and the extent of excavation and backfill proposed;
2. Provide updated plans complying with the basement definition; and
3. Provide updated plans complying with a maximum of 2 storeys and 8m building height.
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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Document Set ID: 21300733
Version: 4, Version Date: 26/11/2020 Print Date: 26 November 2020, 3:16 PM
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Noosa Council documents
Issue – Site Cover
Acceptable Outcome AO8.1 of the Low Density Residential Zone code states:
Site cover of all buildings and structures on site does not exceed for a building of 2 storeys –
50% for one of the storeys and 30% for the other storey; or
40% for both storeys.
Site cover of development, means the portion of the site, expressed as a percentage, that will
be covered by a building or structure, measured to its outermost projection, after the
development is carried out, other than a building or structure, or part of a building or structure,
that is—
(a) in a landscaped or open space area, including, for example a gazebo or shade
structure or;
(b) a basement that is completely below ground level and used for car parking; or
(c) the eaves of a building; or
(d) a sun shade.
As such, the site cover calculation includes roofed unenclosed portions of the building,
(excluding eaves measured along a line 600mm from the perimeter of the roof).
The proposal is substantially over the code requirements and is not of a scale compatible with
surrounding development. The proposal will present an appearance of bulk to adjacent
properties and is not supported.
Information Required
4. Provide updated plans complying with site cover provisions of Noosa Plan 2020; and
5. Provide a Site Cover Calculation Plan, in accordance with the Noosa Plan 2020
definition for site cover, including roofed unenclosed areas.
Issue - Setbacks
Noosa Plan 2020 requires:
Front Boundary Setback
a minimum 6 metre front boundary setback (including basements). The proposed setback
is not consistent with the predominant character of the streetscape and have the potential
to unreasonably obstruct views or cause overlooking of private open space or habitable
areas of adjoining premises. The proposed setback does not comply with the requirements
and is not supported.
Side Boundary Setback
Side boundary setbacks of:
o 1.5 metre setback up to 4.5 metres height;
o 2 metres setback between 4.5 metres and 7.5 metres height; and
o 2.5 metres if above 7.5 metres height.
The side boundary setbacks for the upper level pool does not comply with the above
requirements. The proposed setbacks are not consistent with the predominant character of
the streetscape and have the potential to unreasonably obstruct views or cause overlooking
of adjoining premises.
Information Required
6. Provide updated plans complying with the front and side setback requirements of the
Low Density Residential Code.
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Noosa Council documents
Issue – Roof Terrace
Acceptable Outcome AO16.3 of the Low Density Residential Zone code states ‘Development
does not include rooftop terraces’. The proposal includes a roof terrace that creates
opportunities for overlooking of the private open space or views into habitable rooms of
neighbouring properties, and therefore is not supported.
Information Required
7. Provide updated plans removing the roof terrace. Alternatively, provide evidence that
the proposal does not create opportunities for residents to overlook the private open
space or view into habitable rooms of neighbouring properties. In this regard, sightline
diagrams should be provided.
Issue – Excavation in the road reserve
The plans indicate extensive alterations to the natural ground level within the road reserve and
retaining structures are also proposed within the road reserve to form the driveway. Retaining
structures are not supported in Council road reserve. It is also noted the driveway is in
proximity to services (both above and below ground level) that may be impacted upon by the
proposed driveway.
Information Required
8. Provide updated plans reducing the proposed excavation in the road reserve, including
along the boundary frontage (in front of the fence) and for the formation of the driveway
to the absolute minimum required; and
9. Provide updated plans removing the need for retaining structures within road reserve
10. Indicate on the plans the location of any third party services in the road reserve (both
above and below ground level) that may be impacted by the proposed works.
3. DUE DATE FOR RESPONSE TO FURTHER ADVICE
A response to the further advice is required by 3 December 2020.
4. OTHER DETAILS
Should you have any further queries in relation to the above, please do not hesitate to contact
me on the number above.
Yours faithfully
Tara Norley
Development Planner
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